Since this is the tenant's money, I want the bank calculating and holding everything versus storing balances in my spreadsheet.

The Retainer Fee is credited towards whatever they buy from us in the 90 days, so in effect, costs them nothing.Note: we're not doing this to make money, but to avoid the time-wasters.

Tax free money is huge.I may have 100k of instant equity so I don't care about about tax write offs.

You didn't mention having other money available.

The other thing that I would look at is private money too you can get it for cheaper and less pricy as they can make their own terms with their money.  

I have no social sphere or contacts family or friends in Oregon (I don’t know anyone besides my fiancée).Goals: continue to have flexible schedule while enjoying what I do (selling real estate) and making good money.

.- **Proactive maintenance**: Regular inspections and quick resolution of maintenance issues to keep tenants happy and properties in good condition- **Transparent reporting**: Clear and detailed financial reports so you know exactly where your money is goingIf your current PM isn’t meeting these standards, it might be worth exploring other options.

If you have access to some money you can increase your equity in one jump.

Yes, you can do DSCR to get your money back.

If it keeps getting out of hand then I would then send a notice to quit to the troubling tenant.