Trent, we get it.Unfortuantely, we haven't been able to think of a way to to make PMC work 100% "fool-proof" nor perfectly align owner & PMC best interests:(Besides replacing versus renewing tenants, another one is Maintenance.

While nothing is fool proof, they tend to be more on the studious side. 

Its not fool proof, I've seen plenty of HOAs sued due to lack of understanding over their own documents.

That said, I have broken that rule a few times in my career, but always with what I believe is a foolproof strategy in place to protect my interest and position in the deal.For starters, record a memorandum of option with the county so the property can't be sold from underneath you.My agreement with the homeowner allows me to make the upgrades and they are stated in advance. 

We use cozy.co, it's not foolproof but it's better than nothing. 

For an average rental, the window controls I provided a link to are FAR faster (which also means cheaper), easier, and foolproof.

While I agree there is no fool-proof way to determine rehab costs or perfectly accurate ARV, I can say with confidence that (for example) a fully rehabbed 3/2/2 with 1200 sf is invariably comparable to the fully rehabbed 3/2/2/1200sf house in the same neighborhood and NOT with the 4/2.5/2/1750sf house. 

Here's a near foolproof plan. 

Every solution has it's drawbacks and nothing is foolproof, pick your own poison I guess :) 

Fool proof!