If you decide to operate one outside of their desired areas, they will come after you with hefty fines.

Quote from @Mary Jo Carruthers: Fees for buyers side has never been set in stone.

By and large, QI's have very high ethical standards, and are sometimes overlooked as the engines of this tax saving tactic.]REPUTATION MARKERS 📊INDUSTRY STANDINGMembership in professional organizationsLeadership roles in FEAEducational contributions to the industryRelationships with major title companiesCLIENT RELATIONSHIPS 👥Testimonials from CPAs and attorneysReferences from title companiesLong-term client relationshipsTransparent fee structuresRELATIONSHIP RED FLAGS 🚩Overly familiar with your realtor/brokerKickback arrangements (illegal!)

Let's use that as an example. 20% down is $43,000 plus lender loan origination fees, closing costs etc is going to push you over $50,000 cash out of pocket.

The pet fee or deposit for the move in of 2 cats (you did charge one, I hope) should have just about covered the extra anyway.

Has anybody dealt with Investors Edge and gotten 100% financing after paying $3995 membership fee?

There are also companies that will do it for $100-300 flat fee or $30-50/yr.

You account for the mortgage and HOA fee.

If you’re considering other custodians, I recommend focusing on those with a strong reputation for consistent customer service, transparent fees, and ease of account management.

Then do a thorough research on tenant applicants (note: leaving this to a PM may be hazardous to your financial health) and choose the one that is most “stable” with the best potential for long term tenancy.This advice is contrary to maximization of rental income, but IMO will reduce expenses of tenant turnover, property damage, property management fees so much that the difference in bottom line income will be quite small.