We were interested in the Mount Zion Blvd deal in Ellenwood, GA, due to several key factors: Profit Potential: The property offered a clear profit margin, with a purchase price of $165,000 and a sale price of $234,900.

Based on my personal experience, owners seems to evaluate two primary cost criteria when comparing PM's, the monthly fee and the placement / leasing fee.  

Term 3-5 years.Can anyone advise me as to terms I should offer (interest rate, points, fees etc) and anything else I should be looking for to make this loan?  

I’m sure there are ways to make money with whole life or universal but the fees are outrageous and the payouts are not what they seem to be.  

A heloc/heloan won't allow us to break even on rent (even without property mgmt fees) and is up at 8.8-10%.

It is unlikely that they will get rid of the dog if they stay, And you may be looking at boot out situation with legal fees and added time collecting no rent compared to just letting them out of the lease.

Normally, PMA's provide that the PM is entitled to damages for early termination, such as, the fees the PM would have earned for the remaining term or perhaps liquidated damages.

I've never managed MTRs before and would love any advice on other rule changes that should be adapted and/or any other factor I should consider, particularly through AirBnB.

They will use their own contract that is heavily, heavily skewed toward the lender and will usually pass many traditional seller fees off onto the buyer. 

Fees/expenses and waterfall7.