With cutting edge software.

yes, this requires some math - but that's your actual capex.  3% a year probably won't cut it.and - i don't know this market, but i'm skeptical that something turnkey will actually cashflow $600-900 a month. 

Angela,Condos can get really tricky, not just in SD, but anything that adds an HOA can really cut into the cash flow. 

Many others that were trained by him, have cut him off completely, the ones with integrity. 

If you ever recognize capital gains down the road in another state, they want their cut. 

Or the other explanation is that they are cutting corners or doing the bare minimum for it to be code complying or both.

They will also cut the LTV or value altogether. 

My lease agreements include how often grass needs cut, tenants paying for their own lightbulbs.

There's typically a time limit to how long that lasts, but the fact is this agent helped you and is considered the "procuring cause" of the deal, so you should honor that and ensure they are paid.It was unethical of you to approach the buyer and try to cut out the agent, and it is definitely unethical of the seller, which makes me question whether the seller is someone you want to deal with. 

But "it didn't redeem and he got tired of paying the tax bill and cutting the grass so he let it go".