Hopefully I did not infer it was state law :)  lastly on these fixers is it customary to put in back up offers.. we do this a lot and when the first does not go we come into contract.. seems the buyers in your area if they new if was a new western sale being double escrowed off of MLS back up offers would be a good play as those guys probably don't close or flip everything they tie up.but the 5k non refundable is completely idiotic in my mind.. why people do that not sure.. unless its clearly a smokin deal and from what I have seen those are far and few between in todays market and for sure not through large vertically integrated wholesaling operations. 

a few federal laws to research on Chat GPT: (there are also state and local)Truth in Lending Act (TILA):Fair Housing Act (FHA):Equal Credit Opportunity Act (ECOA):Fair Debt Collections Practices Act (FDCPA):Real Estate Settlement Procedures Act (RESPA):Homeowners Protection Act (HPA); Mortgage Assistance Relief Services (MARS) Rule; California Residential Mortgage Lending Act since you are in CA plus whatever state the property sits in; Ability-to-Repay/Qualified Mortgage (ATR/QM) Rule;TILA-RESPA Integrated Disclosure (TRID) RuleFed Flood Insurance RulesMortgage Servicing Rules there's about 300Home Ownership and Equity Protection Act (HOEPA) and all The HIGH COST loan rulesIRS and 1099's...Don't quote me.

As long as you are transparent with the seller, and do business with integrity, you will last in the game.

These people will be your partners - make sure integrity, character, etc are required values to join the group.

So how can you integrate whats left to do with some action that raises rental revenues 10%?

My program is rather integrated.

Yes, definitely makes a difference if it's on the porch @Frederick William - more than likely the front porch is NOT part of or integral to the rest of the foundation of the building.Typically a porch is on its own foundation, but still tied into and placed when the rest of the building foundation was completed.Can you get access below the porch in the basement to see what is happening on the inside?

@Tiffany Colter rental real estate has this bad habit for being an epically antiquated industry, steadily a couple decades behind the times in integration, and this is a perfect example. 

If it were me, since its my screw up, Id suck it up and do the lawn myself.... until I got sick and tired of doing it, then hire service and chalk up the cost of learning...... then at next renewal or turn over, integrate the cost into the rentI dont like to provide tenants with "stuff"...... invariable it breaks or has issues and they want you to fix or replace it.... or it gets stolen...or disappears when they move out....... more hassle than its worth.....I prefer to hire out yard maintenance and factor that into the rent whenever possible..... you may get lucky and have a good tenant stay on top of it, but many don't....... the only ones I let tenants take care of are the ones with yards that are garbage already, so they cant really make it much worse

Hey Guys,I am a IoT Integrator who primarily sells and installs Nest, Eero, Honeywell, Cujo and moreproducts.