First, Scott hit on a number of very important aspects of the financing and I will only re-emphasize that the financing package you are getting is very "ok" especially with a balloon after only 5 years and only a 20 year amortization.

But without those provisions, many senate republicans won't vote for it either.It's entirely possible that no tax legislation gets passed at all or, at the very least, what we get is a broad sweep of tax cuts for businesses, but none of the smaller items which impact individuals.It's still a crap shoot at this point, emphases on *crap*.

I can't emphasize enough what I mentioned in my last post; a team on the ground that you can trust, has a great reputation and most importantly, specializes in working with out of state investors is critical to saving time and money.

For example: When mailing to absentee owners emphasize how you will get rid of their rental problems.

I agree with you that the contract should be up front & honest, making it clear that our business is not extortion, but a service we provide to match buyers & sellers, and charging a fee for our service.Something to keep in mind, in any business and every endeavor, is to not argue for limitations, (emphasize the reasons why something will not work), and instead focus on possibilities & opportunities. 

Diversity (I️ currently have small cap, medium cap, large cap, foreign research, black rock but most funds available to me seem to have 1.15% fees or more) or do I emphasize the target date?

That and the college courses I took in college taught me a lot since my business degree was emphasized in real estate and everything I took in college enabled me to take the license test without having to take any extra courses and at that time you could get a broker license right away without having a salesperson license first.  

Cant emphasize enough how much a great team can help!

The BP podcast emphasizes almost every week that every real estate deal is different -- so why give textbook answers as if they were all the same?

I can't emphasize how important this was to our mental health at the time 8)