Your enthusiasm and prep work are impressive.

We collect rent monthly, so usually that doesn't require any refund.

The company helps with the rest of the stuff like rent collection, late payment follow up, advertising vacant units, showings, tenant screening, leasing, renewals, reports, and evictions (which is a corner case).

Collecting rent?

You're asking somebody lend you a lot of money, collect 1% interest on it and get 10% of any upside but take 100% of any downside.  

So, the bank collecting the payment may not be the actual holder of the debt any longer. 3.

So back to my last example:Joe buyer offers $100,000 and his agent collects a $3000 commission netting HUD $97000I offer $97005 and place $0 in the commission.

I was always under the impression that you could nominate up to three, then close on one prior to the expiration time period. 

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, recent evictions.