I bet you are starting the call by telling them they are in preforeclosure.

And I am betting they have had deals that they couldn't act upon for not being list ready.

Deciding whether to use one LLC for all your real estate properties or separate LLCs for each comes down to balancing simplicity and cost against liability protection and flexibility.

I also figure while I'm there furnishing of the homes would be the best bet.

This approach allowed us to take ownership and quickly resell the property, providing greater control and flexibility.

I'd have interest in facilitating these types of deals and paying you that fee that's nothing for the value you are bringing if you really are. that's about 2 points on a hard money loan which isn't a lot, if you are flexible on payment structures we'd pay you out of construction draw proceeds each time we receive money we pay a portion of your commission back

Often borrowers can obtain lower than market rates or more flexible terms such as interest only for the initial fixed period.

That is definitely your best bet... they will help you connect with a property manager, attorney, and contractor if needed.

They are your best bet for institutional.  

Just like with appraising a house, you want your rent to be close to the rents of the properties surrounding it - so that you aren't under-renting your property.As for contracts - you will not find a lease at Walmart I'm betting!