For what it's worth, I tried to run your numbers using the proforma I use with my CFO clients and I'm getting an IRR (average annual return) of nearly 23% (see page 2): Kalamazoo Properties

We value the opportunity to work with clients and partners in the real estate community.To address @David Ramirez' suggestion, if any title issues are found, the earnest money is fully refundable.

Recently one of my clients purchased a $120k single family house and is currently renting it out for $1550/mo. 

There are many of us that are long time repeat clients on both ends of lending and borrowing that have worked with them for years and we are all very satisfied.

@Matt SchreiberWe always joke, "if you pay cash, everything cash flows"....There are still opportunities out there and we've been able to get way off of asking for clients here in Reno, NV with the right seller and right offer. 

A client of mine in Maryland added smart home features to their rentals and boosted rents by 12% with minimal investment.

Your brokerage is required to supervise you, and maintain all records of the transaction, just like any other client. 

I've sold several homes in this area for my real estate clients too, and they've all been happy up here. 

Some of my clients I only speak with once a year if that. 

I, my clients, my PM, have never had issues with it You are not clear with insurance companies by hiding it.