What is your draw fee & benchmarks for the repairs portion of the borrowed money?

Sympathize with them, and try to help them get out of their current situation.Have accurate numbersALWAYS have an accurate ARV(after repaired value) on a property, and ALWAYS have accurate repair costs.

Take the cushions to an upholstery shop and see if they can add some cushioning to them, probably by wrapping them in batting.

Right after I closed on that one the insurance company demanded I make a couple thousand dollars of repairs.

Id recommend connecting with someone who can help you shop more investment-specific/rental programs on a national scale.

Going to shop local to see if I can get a better %. 

I just bought a flip now for 70% ARV NOT minus repairs.

In my area a house call for locksmith is going to cost $75-100 just to walk in the door, so $135 all in is not that big a deal.Not a hill I want to die on....... use it as a learning moment for the tenant- ALL repairs need to be approved by you BEFORE they are done.

Someone to stock supplies, an appliance repair person, heating/air conditioning repair, plumber, lawn care person, carpenter, salesman, and occasionally an electrician. 

I have a proven track record of being able to identify a property, make the appropriate repairs, and have an ARV that exceeds the cost of purchase and repair.