They did have an extra step to make sure that you were the owner of the property, but otherwise it was not bad at all. 

As an example, we decided to replace the windows in a house we were renovating and ended up costing us $50,000 extra because we got into issues with permitting and suddenly found ourselves having to hire an architect, speciality contractors, etc.  

Unless you are planning on investing in your back yard and have extra time to spend, getting a good PM is very important.  

The only big issue I ran into is on of the basement walls needed extra support, I don't think a newer build would have that issue. 

Just be extra conservative with your ARV estimates and have a great team of contractors to keep rehab costs in check.

100% financing, no payments, financing in extra "cash out" money upfront so you can do a rate/term refi once you pay them off... 

Thoughtful extras, such as welcome baskets or well-stocked kitchens with basic spices, can make a stay memorable.

Your target metros make sense, and direct flights are a convenience, but if Columbus or Huntsville offer better returns, they’re worth considering despite the extra travel.For OOS investing, a property manager is highly recommended, especially for a first-time investor.

You can always build in a small extra fee for a realtor if its an off market property.

So your saying select No Damage Protection and just submit an extra charge when it's warranted?