Ospina yes that would be an option for now for sure.. that way at least there wouldn't be any brokerage that would be uncomfortable with the whole buying off market thing.

2% estimate for routine maintenance seems really low...even for a new property. 

If it is routine maintenance then it would fall to you but depends on the lease- When the tenant leaves and demands security deposit back, how do you handle this?

I know it is an uncomfortable situation. 

Then once it's routine you can focus on the amount. 

I do not know of anyone in this situation which is really hard for me because there isn't anyone I can really ask about my situation and I routinely get the "college is the best time of your life, stick with it" responses.

Top 3 things I routinely see on Schedule E that screw up an investor's calculated DTI:- Fair Rental Days.

We're routinely in and out fixing items off that list, inviting opportunities to point out issues.The message has to be clear, the landlord gives a damn and is a solid, reassuring fixture in the tenants' lives.

Yes, I handle these transactions from the seller side routinely.

This requires a level of multiple entity communication and coordination that a title company usually is uncomfortable with.