Do you have a 501c3 that you operate under (and rent the house from yourself), or do you purchase homes with an LLC or personal name, and run as a regular business? 

This is verified based on the good schools, department stores opening up (Costco, Target etc.) as well as verified investment from Jerry Jones (Dallas Cowboys owner) and the city to grow the population.

They can't assess all the subjective data like overall layout, view from the living room window, the dogs next door that bark all day, the width of doorways, size of individual rooms, quality of kitchen cabinets and appliances, etc.The best thing to do is study your market regularly.

I’m thinks just pay him his regular price for the job and throw him 5-10% finders/gc fee instead of making a 70/30 split or something like that.

Originally posted by @Mark Whittlesey: I would get a UPS Store (or similar) box instead of a PO Box.It costs more but is much more flexible (is an actual physical address, can receive UPS and FedEx etc.)I had a PO Box for a while and got rid of it for exactly those reasons. 

An example of one package we have is a Romantic Package - $199. 12 Balloons (buy the helium tanks and keep balloons on site for your team or use a local shop)Rose Petal Entry Way (bought off Amazon)2 Dozen Roses (local grocery store for $10-15 each dozen)Led Candle Display (bought off amazon and reusable)I Heart U Signs (amazon and reusable)Champagne (or wine if they want)This equals around $60-70 each time and we pay our cleaner $40 to set up.

It is nicer to use than a regular chlorine hot tub especially on your skin but I don't know if the maintenance is any better or worse, personally.

Most of the buyers are just regular folks looking for a home, so they are not at all thinking about cap rates. 

I have my personal emergency fund stored away in a HYSA, and am working to build up a15k property reserve as well, but am conflicted on where to keep that 15k. 

I paid the first one and then said that’s more than enough to store all future documents.