Closing costs + rent ready costs + lease out costs - those you need to be compensated for and new investors are always surprised that they can add up to 5 or 10 or 15K.  

I leased out my unit and moved back home to take care of them.

If you have a written lease, this should be a straight forward matter to process the eviction.

However, there isn't a standard form like a NAR lease agreement; it just needs to provide some general information.

I just didn't know where to put the service dog on the lease. 

There's too many investors who are front page news in Northern states re CFDs gone bad and Texas where lease options went bad and the state enacted buyer protections...Take care to all.   

I have some clients who prefer to have a PM for maintenance/contact/rent collection/general management and will place tenants and write leases for themselves in exchange for a reduced rate.  

My lease requires professional carpet cleaning, which would cost more than $500 for a home of that size.Yes, it's reasonable to reduce the cost because she was such a long-term tenant.

We then lease the property on a 3-year lease with the option to buy and the tenant buyer gives us a $4000 option fee to buy the property for $260,000 within the next 3 years.

Can you lease an apt under USDA low income and have someone else live there???