No way is this a scheme to keep EM for the seller..Anytime I have had EMD disputes it usually gets solved with a 50 50 split since I know what will happen.. what happens is exactly as you describe.. money is to small to realistically hire an attorney to collect..

I have investor clients with 40-50 loans that they have completed with me and not a one is reporting as a mortgage on their credit.

They have a good set of advertisements that focus on their whole house strategy which is good IMHO.We are running about 50/50 on bookings for 2025 right now.

Imagine if it cost 1000 to send out 50 letters but half of them responded and half of those wanted an offer and half of those accepted an offer and half of those closed and half of those resold for a net 50k. 

In this economic environment, creativity rules. 

Looking for something with low acquisition cost, and meets or exceeds the 1% rule.  

I agree that the upside here is knowing most of the mechanicals need to be redone upfront, so there should be fewer ‘surprises’ along the way.Setting aside a solid contingency fund is a must—do you have a rule of thumb for that?

I can lend in all 50 states. 

So one tenant pays their 50% in RentRedi and the other pays 50% in RentRedi and as long as it equals 100% at the end of the month, everything is good.

In which case, the "general" rule is the closer you are to downtown the better.