You need to fill the spot before the end of October or the odds of finding someone solid will go down significantly.

Here are the variables that need to come to a lender to get qualified for loan:ExperienceCreditCash (probably 25% down + closing costs + reserves)Net worth (usually 1:1 with exceptions for lots of experience)If you don't have ALL of these, then you need a partner that will fill in the rest of the gaps.FYI, for commercial type loans in the private space, your income is almost entirely irreverent. 

I do partner with Realtors to help me fill vacancies. 

I have another unit filled by three siblings, and we told them they couldn't have a third car - so how long should I give these guys before bringing up that it needs to be moved without souring the rapport I have with these guys?

He replied with a expletive filled text that we better not touch his vehicles. 

Cleanup Job (Low cost fast flip): - landscape package in front - remove deck- remove vines from house - clean exterior, fix siding and wood rot, paint neutral beige/gray color - clean driveway/weed, clean retaining wall/pavement - replace flooring with mid grade flooring bottom level, carpet upstairs - replace interior fixtures - paint interior white trim, light color beige/gray walls, popcorn ceiling removal - new kitchen appliancesRehab options:- Replace deck with new one (kind of awkward that high to me) vs Remove and fill in wall or add large window to master.- Potential space to move laundry into upstairs bathroom closet vs basement - Can maybe get away with toilet/vanity replacement in each bathroom- Uncertain if painting or replacing cabinets with ikea type is worth it- Any in-ceiling lighting will cause a disaster with electrical since it is out of date- Repave/fix concrete front porch and side porch - replace/paint railing- Replace front walkway cement, or remove walkway and replace with right angled walk to driveway (may not provide ROI)- Tear down vs paint garage port in back yard

If you want to do your first deal on your own, then I would delay your first purchase until you can learn enough to feel comfortable or partner with someone to fill in the experience you feel that you are missing.

Have you gone to local REIA meetings/ Those are usually filled with HML's. 

Which means if there's vacant houses for $800 / mo theres not enough folks making minimum wadge to fill up that inventory. 

A quick search seems to come up with companies willing to fill this role for $100+/year.Should I be paying for this service for each LLC I form now and in the future or should I use myself or my spouse?