Appreciate the links, will take some time to deep dive them....I guess the point I was trying to make (and failed at) is the read receipt is not proof of delivery.

We've had rentals now for 3 years, but I didn't think the BRRR strategy was for us until this year.   We decided to give it a go, and since the biggest pain in the butt of a refi is all the paperwork, we decided to do...

Make sure it’s legal before you get too deep!

We have houses deep cleaned between tenants, so if it isn't clean when they leave we will take a cleaning service fee out of their deposit as well. 

@John Allen the best advice I can give you is to eat and breath Real Estate.

Possibly justifying higher rents and lower vacancy.In the end, it may be worth pricing out a deep-energy retrofit to super insulate/air seal the property and drop your costs.Good luck and please let me know your thoughts / what you decide.

The total amount of damage is close to $18k, which far exceeds their security deposit.We sent an Invoice and broke down all the damages by line item and even gave them receipts for what we had and also estimates for the major items like damages to carpet (brand new and installed just prior to their tenancy) and major gouges and deep scratches in all major rooms (we have pictures of everything). 

I think its a stain on the industry in many respects.. but I get it.. my fundings pay lots of wholesalers mainly out east and deep south.. not so much here on the west coast.. most wholesalers here close and the ones' that don't get turned into the state for brokering without a license get fined and cease and desist letters..

First of all, you need a good credit - it helps with everything.Student debt needs to be paid down for the financing.I wouldn't hold my breath about owner financing: in this market everyone can sell at its highest and best unless they are trying to rip you off: pricing it too high or financing it with outrageous interest on the note....especially be afraid these "no credit required" "deals" - they plan on you failing to refinance later.If you don't know where to start - read about wholeselling - at least you'll learn couple things about marketing.When market will go down - then it will be good time to find a decent seller financing.Buying right now will make you regret later, when the same house you'd bought twice cheaper.Good luck!

Definitely recommend you run the numbers and a quick way to do so before you get too deep and waste alot of time is to write down this:Purchase Price Cash to Close Rent-------------------- Property Tax per monthInsurance per month HOA Mortgage Vacancy (x%) Repairs (x%) Property Mgmt (x%) Total Expenses: XThen find out your cash flow INCOME - EXPENSESCap Rate NET ANNUAL -MORTGAGE ANNUAL / PURCHASE PRICECash on Cash Return NET ANNUAL +MORTGAGE ANNUAL / PURCHASE PRICETakes like 10 to 15 mins to evaluate the numbers.