I'll give you info and what i pay in Chicagoland area:How far is the span you are removing?  

In my opinion, this is far more effective than texting, which often feels like a constant game of cat and mouse with phone carriers.it is relativly simple and although costing money it is relativly the more cost effective one.

If they fail the second inspection, I terminate their lease and remove them as quickly as the law allows.

As Greg noted, there is a lot that I would want to be crystal clear on with how it is structured, how you can remove yourself, if needed, how you can change management or sell.

Many lenders see recent transfers as a risk, which could affect your terms or lead to a denial.Regarding taxes, changing the property's ownership can have some effects.

Since I'm an agent I do have access to non-owner occupied properties so my challenge lies in determining cost-effective marketing strategies. 

Looks like you removed CapEx in Proforma and increased repairs/maintenance by only $3,500?

You really need to put in the time to solve this problem effectively.

(vii) would seem to indicate that you'd be acting as an unlicensed broker.(1) "Broker":(A) means a person who, in exchange for a commission or other valuable consideration or with the expectation of receiving a commission or other valuable consideration, performs for another person one of the following acts:(i) sells, exchanges, purchases, or leases real estate;(ii) offers to sell, exchange, purchase, or lease real estate;(iii) negotiates or attempts to negotiate the listing, sale, exchange, purchase, or lease of real estate;(iv) lists or offers, attempts, or agrees to list real estate for sale, lease, or exchange;(v) auctions or offers, attempts, or agrees to auction real estate;(vi) deals in options on real estate, including a lease to purchase or buying, selling, or offering to buy or sell options on real estate;(vii) aids or offers or attempts to aid in locating or obtaining real estate for purchase or lease;(viii) procures or assists in procuring a prospect to effect the sale, exchange, or lease of real estate;(ix) procures or assists in procuring property to effect the sale, exchange, or lease of real estate;(x) controls the acceptance or deposit of rent from a resident of a single-family residential real property unit;(xi) provides a written analysis, opinion, or conclusion relating to the estimated price of real property if the analysis, opinion, or conclusion:(a) is not referred to as an appraisal;(b) is provided in the ordinary course of the person's business; and(c) is related to the actual or potential management, acquisition, disposition, or encumbrance of an interest in real property; or(xii) advises or offers advice to an owner of real estate concerning the negotiation or completion of a short sale; and

@Tom SaharThere are always deals to be found, but the effectiveness of your marketing techniques determines your success rate.