The DC area is one of the lowest cap rate markets in the country.In MoCo you'll generally need a 40-45% down payment currently to have your rent cover your PITI on a standard long term rental.

The other transaction, the seller was offering a standard BAC.

Then you give them a "take it or leave it" offer.One other bit of "home work" for you - how much will it really cost for you to repair the property if they move out, to market standards to get the $1150 in rent?

Normally, we hold all of our tenants to a higher standard but in your case your will need to play nice and give her what she is asking or find a way to meet in the middle. 

I like how it has parking included and is close to the International Market for shopping, although it is an older building like many of the hotels in Waikiki.

We do it internally, and done by number of bedrooms.

A "trust account" is just a standard bank account where you hold renter funds separate from your own money.I recommend two accounts: checking and savings.

Recently, I’ve been interning as the COO for a Real Estate Investment company that handles flips, remodels, and out of state investments, with the goal of scaling the business for increased profitability.My military background has instilled in me core values like resilience, integrity, hard work, and effective leadership.

It’s a lower quality standard than most new construction homes.

I would use the standard realtor lease form in your area and then look up common extra conditions landlords are using now.