I will play devil's advocate and mention what kind of properties you may get creatively.

The way I read that clause, if you and the landlord cannot agree on what rooms to paint and the painting is not complete within 3 months then that clause does not take effect.

.:  10% return relatively risk free due to less interest payment and more principle paydown without significantly effecting the leverage ratio.   

It may effect lease renewals.  

I let them run to the end of the year as m-t-m, then send a rent raise letter, usually for $25 or $50, on or about Nov 1, effective Jan 1. 

Welcome advice on cost-effective way to transfer money.

Besides a mouse trap, another effective way to deal with mice is a cat (if the tenant wants one and the lease allows it).I grew up on a family dairy farm and the barn had grain, which attracted mice.

There are more effective ways to accomplish this.

At the end of the day, 5% of $80 is more than 2.5% of $100 and the fee models used in the industry will sometimes lead the listing agent's to go from being the seller's advocate to the buyers.

If you only plan on owning 2-4 properties, then there's really no harm in self-funding them unless you know a better, safer way to make more than the going interest rate on that money (most investment mortgages right now are about 7%, maybe effectively 5.5-6% after taxes depending on your brackets and tax structure).