*There are 31 prospective renters per apartment*75% of renters are renewing their leases.With these and other indicators, it’s no surprise that investors and landlords are flocking to Airbnb and similar models, seduced by the prospect of high returns, less reliance on long-term tenants, and advertising to facilitate finding tenants.

And even your custom contract will still need to be reviewed by a lawyer.Provisions I suggest you add are:Indemnity: Make yourself immune to frivolous claims from sellers and buyers.Earnest Money Deposit (EMD) due at end of inspection period.Unlimited access to property with a lockbox if vacant, or with a 24 hour notice to tenants if occupied.Limitation of Damages: If the transaction doesn't close, you are not liable to pay any damages for depreciation during the term of the contract with the exception of the EMD.No Reliance: Seller hasn't relied on Buyer for any assessments and vice versa and each Party is encouraged to do their own due diligence and consult with professionals as they individually deem necessaryYour Assignee (the cash buyer) is not entitled to an inspection period on their own.

.- your reliance on appreciation will result in gains tax (assuming no 1031) because you never lived in the place 2 years to satisfy the 2 of 5 year rule.- typically home purchased to be your home are not the best rental properties.  

Besides, it seems to me like a pretty essential career given our reliance on technology. 

Lenders will vary in their reliance on 3rd party appraisals.However, appraisers aren't perfect.

Is your reliance on your property manager's ability to fully vett tenants, and only accept the best really protecting you?

Ideally if you could do something in reliance of the contract that would be something you would do under the contract, you could possibly defend a veebal offer using promissory estoppel.

returns are fine.. its the over reliance on OPM that will make returns go up or down.. when i started lending in 02 for turnkey model which was basically brand new.

Reliance on listing sites is easy to have and if your seriously considering venturing into this business, I recommend that you factor in the costs to build your own website (or have it built), along with a good marketing campaign for the site and property to be found in the vast and aggressive world of Google.  

If the shutdown were to stretch on, as you hope, the long term damage will begin to affect the welfare states that have a heavy reliance on federal dollars (the other states/ major cities tax dollars) like West Virginia, Kentucky, etc.