My best  success seems to come from tenants that go to a job where they work for a company.

Company first, flip a couple homes first, etc.

It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees.

My Borrower moved his company to Delaware making it an LLC there which makes me a bit worried that he might try something and try to get out of the loan by splitting the llc .

@Richard Nguyen there are lots of good companies out there that do NOT charge asset based fees of any sort. 

Sponsor has executed this strategy multiple times, management company specialize in this kind of asset-Does the Asset support the business plan?

But I would imagine the credit card companies would start to restrict me at some point.

I'd suggest these.Instead of hiring a company, I'd suggest getting some bottles of Vet's Best flea spray.

One, the OP started a successful PM company (congrats, btw!). 

Cash flowing at 5% down was possible about 3 years ago—but that ship may have since sailed.Now, you’re left with two options: you can either pony up more cash per deal, or you can potentially look out of state for markets with more favorable rent-to-price ratios.Or…you can wait for rates to decline, but I don’t know how much a 100 or 150 basis point rate cut in the next year will really move the needle.That said, some firms (usually new construction companies, turnkey providers, etc.) will enter into forward commitments with lenders at institutional rates and then pass cost interest rate savings onto end buyers to entice them to purchase a property.