I regularly get sent underwriting on value adds in excess of 20%.I do not do work intensive value adds to flip so my acquisitions have slowed significantlygood luck

That’s half the cost of Prime’s reduced rate.2nd, like everyone is saying, the cost of setting up and LLC is less than $100… closer to $50… if you just do it yourself through the state (not complicated).3rd, if you want someone to help you draft your operating agreement, hire a local real estate attorney and it will be significantly cheaper than $1660… probably cheaper than $550.4th, if you want someone to do your taxes and help you get your max deductions - talk to a CPA who specializes in real estate and they can review your operating agreement to see if you’re setting yourself up properly, and they can do your regular taxes… and be cheaper than Prime. 5th, a separate CPA can work with you regularly to review your investments and strategies to determine good tax strategies as you look to execute any deals. 6th - don’t lock yourself into a crazy subscription model before you start making money!!!

If you do not regularly file for evictions, you'd best retain an attorney. 

Balloons are not allowed to owner occupants, but you can raise the interest rate at 5 years.You should be able to at least get out clean in Austin.

.: I haven't passed this past legal review so for what its worth: Part of my standard requirements for everyone include income is at least 3X rent, minimum credit score, say 640, Clean record and no evictions as well as deposit is paid in full at signing of lease and 1st month rent is paid in full prior to handing over the keys.

The law allows you to charge for ALL cleaning, including trash removal.

so... clean-out and demo? 

The last time I stayed in one, I was charged a large cleaning fee and then met with a list of what to clean prior to us leaving.

If it's beyond the regular duties, then yeah, a fee for his time is valid.

RESOLVE this issue NOW and make a clean break.