I send over an offer , cash -as is , less than I am willing to pay .

Originally when they were known as FlipOS, they would split up the interest payments,so I would pay the remaining amount for the month the house was purchased and then the remaining balance on the sale of the home to them.  

Neither of us want to pay expensive commissions if we don't need to.

My parents live out of state and the purpose was to give them a place to stay for an extended period of time and we will Airbnb it when they aren’t here to pay for the property.  

You then will pay some long term capital gains, but you also have to take depreciation recapture. 

The tenant fails to pay their last month's rent and leaves the place needing new flooring and paint.

At least make Rent to Retirement pay for advertising!

REI is pay to play. 

Don't want to pay tax on selling the rentals I unfortunately don't think they actually want to utilize the 121 to sell their existing primary and then potentially buy another one-it sounds like the goal is to ultimately continue owing that initial home which I think makes this whole plan 5x more likely to be torn apart under audit because they're trying to end up with the same property they started with.  

Do I really have to pay 8% of the security deposit to the PM?