Our current manager is in Huntsville and it is becoming clear that we need someone more local to Cullman who can be on top of showing our listings and taking charge of maintenance and repairs as needs arise. 

The right attorney on their side can put you in a position with legal fees and everything else until you are just forced to settle.

A good tax professional can save you more than they charge you. 

We are new so funds are very limited, is there a process you guys use to make sure legalities are set up right, and can they charge on the close of the deal?

Sometimes they'll have gurus come thru that charge more for a full day class or more extensive training.I've posted before some lists of area meetups...each has a little different twist and following. 

My partner and I don't get a cut of any of the money invested, it's a flat-fee membership club.

You're in charge of this hands-on approach.

Most PM's here charge 15-20%, most are 20, but will depend on what services they offer.

Of course they are going to have bad credit or they would be looking in a better area.Another thing you may want to consider to drive more applications is to not charge the application fee.

Basically, refund any and all down payments, interetest charges, processing fees, late fees, etc.2) I beleive Dodd-Frank only applies to owner-occupied properties. - Hence why all the DSR loans we've seen have a required document the borrower signs that states the lender will start foreclosure proceeedings if the borrower ever occupies the property.Please correct me if I'm wrong or clarify anything I missed.