Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

If maintaining cash flow is your primary objective, you might want to explore other options.

Now, getting around the Due on Sale might be as easy as doing a Contract for Deed or a Purchase Option instead of Sub-to.

And sounds like a good set of options you are looking at.Here's some data and visualization on recent trends in some of the markets mentioned here.

Question 2: if homes upside down on mortgage what are my options?

There is a lot of training involved, it takes months (up to 2 years), and they usually like to start them off as puppies.

Keep in mind that many responsible agents tend to be conservative with their valuations, especially in today’s market, where properties aren’t moving as quickly as they once did.If we’re in a conservative market, pricing on the lower end may make sense, but it’s always good to weigh your options carefully.

In the Bigger Pockets free book, "Real Estate Rewind", as one of the 11 co-authors I wrote about one such Tax Sale purchase and made money but not enough money to warrant the risk involved.

Unless you have heavy overhead and 1000+ LOs this is the most cost effective option 5.

Best option would be to separately meter the property 2.