There is no setup fee for a small landlord...they may have a premium service for larger PM companies, but I've never needed this.The fee is $3.99 per payment (chargeable to tenant or landlord...your choice), but I think this is worth it because it saves you time with the following:-provides tenant with receipt-keeps a log of all rent payments you can later submit in rent court if necessary-no time spent endorsing checks and going to the bankIt is also a convenient option for tenants whose employers pay in cash

If you're dealing with a captive agent such as a State Farm, Allstate etc...they may not be able to quote you for a standard liability policy, but if your agent is with a Independent brokerage firm they should have access to the type carrier you need to correct this or they should be able to issue endorsements on all the properties to add liability coverage.

Let me add another name to the lists already provided.Kingdom Trust - https://www.kingdomtrust.com/(Not endorsing them, just passing info along).

As a clarification, in California, if the money is used for a business purpose, as is the case with rehab loans, a NMLS endorsement is not required. 

@Cole Schlack  I just can't agree with your train of thought when the city council levies fine its a code enforcement action that will be a lien on the property if not paid.. just like you see in many bigger cities were code enforcement tags houses for waste and wrecked cars etc. its a huge issue in most cities I know our city of PDX for sure.And my daughters mother in law is a code endorsement officer in San Jose they have police powers. 

If you decide to work with a partner I suggest the following:1)  Get involved in the DD and review the supporting docs to truly know what you are buying.2)  Use an outside third party servicing agent to collect and service the payments from the payor and then disburse payments to your IRA and the partner.3) Have the assignment of mortgage (AOM) and note endorsement/allonge go into your IRAs name (or the trust vehicle used for your IRA).4) Have a written agreement with your partner.Working with partners can be great.... until it's not. 

And I would like to get to know people before I endorse them as colleagues.

My refusal to sell to him should not be taken as an endorsement of the product.Glad to hear that ABC has been proactive about their awful property management - I hope it improves for the sake of their customers.

Here are my Anticipated Numbers Rental Income Room 1 $950.00Room 2 $850.00Room 3 $0.00Gross Rent 1,800.00Expenses Rent $1,500.00Electric and Gas: $300.00Trash: $60.00Internet $80.00Alarm $25.00Sling Tv: $35.00Water: $100.00Insurance: $50* (going to need to investigate if I need to obtain landlords policy or endorsement on current policy, projected cost of insurance) Total Monthly Expense: $2,050.00Gross Rent minus Expenses: -$350.00.

There also is a lot of people that say what can't be done and not a lot of clarity on how to make an approach work.Turn key may be the best strategy for me but I think at some point I believe opening options beyond ones back door will be needed to expand. just becasue I started the turnkey review site as a public service is not me endorsing any company or the model..