I've decided to Jump in and try Rently for a month, they don't do contracts (thank God)  I paid $60 flat and with that comes two lockboxes shipped to me free and unlimited scheduling where they reply to all my emails from me and help prescreen tenants.

. $200 monthly flat fee and they walked away after we did the work and after 1 month.

BRRRRs are really tough right now with interest rates high, rents flat, contractors booked up, and tremendous competition for deals.i always get nervous with HELOCs as down payment because it can mean that you're not well capitalized. 

We didn't disclose anything on the house but everything was redone - Roof/windows/HVAC/the works!

Bill back for utilities on a flat rate to help recoup some of the costs3.

. ($675 preparation of deed) ($650 transfer tax) ($300 settlement fee) ($300 notary fee)Also in "Sellers Estimated Costs"  "brokers fee" is listed as "$4,000"   rather than 6% or $4,000 as if the 4k is just a flat rate.I feel this gives her no incentive to sell my property at the highest bidder.

Also study costs of roof replacements, furnaces and water heaters.

@Bryan Noth The quads offer more flexibility but there is nothing better than having all your tenants under one roof. 

I've found there are cheap all-wood flat pack cabs that are much better for similar money.

Of course, the wear and tear was through the roof and the water heater or HVAC never seemed to perform to his liking when it is summer and you have 14 breathing, walking talking 98.6F meat-sicles in the house warming it up.