If your brother is an E5 or higher he can live off base.  

-- We focus on verifying 2-year work history and verifying rent payments with last 2 landlords (unless in same property for 5+ years).3) MoveIn Specials: be careful with offering "free rent" as will just attract tenants with no cash.-- Try free TV or something else worth 25-50% of one month of rent.-- Or, what we do is offer the free rent AFTER & ONLY if they pay their first 3 months of rent on time to earn it.4) Lower the rent 5% every 2-4 weeks until activity picks up.5) Understand this is the worst time of year to find tenants.-- Starts picking back up end of February when this tenant pool starts getting their income tax refunds and aren't broke anymore.6) Section 8: where is the property being advertised?

All Texas based. 

I put on a duplex I had there and got 6 offers so I know the market is robust.. there currently.. contact me privately if interested .  

I also completely understand the frustration of navigating through "Joker brokers" and fake lenders who promise more than they can deliver—one of the biggest challenges in the industry today.Regarding your approach to accrual-based repayment options, that’s a huge help for flippers managing tight cash flow, and it's great that you offer that flexibility.

A revocable trust offers excellent estate planning benefits but provides limited liability protection and no tax advantages, while irrevocable trusts provide stronger protection but less flexibility.

Sounds like you are going with a Fannie/Freddie type loan based on the cap of 2%.  

I see you are located in Royal Oak, that is the area we've actually been looking at as I'll be based in Warren at the Arsenal. 

Based on the above points, you asked us (experienced investors) what would WE decide.  

The beauty of this is that intermediaries who work with me know that I make “fair” offers based on VERIFIABLE facts, that I follow through with completed deals unless important information was with held or information provided was false, and that there’s absolutely no value in presenting deals to me where the seller/borrower/investor is unrealistic, naive, or otherwise wanting to “test” the market.