Her "cash flow" number doesn't include her assumptions listed (property taxes and insurance) and doesn't include an assumption for vacancy or property management (even though she uses her 6'3" boyfriend as her property manager).When I plug her assumptions into the financial model I created, I calculate her cap rate at 3.6% which doesn't seem great in my opinion.  

So, while we're in a great spot to have someone we trust, he's in learning mode as much as we are.

Just remember at the same time the business model is geared for them to make money in buying the home for you, rehabbing it to be able to put a tenant into the property, managing the property and then selling the property for you down the road.

We are doing deals on luxury homes, and a big part of our model is to pay ourselves a little up front and put 6 to 12 months runway in an account or keep it in escrow.

Now that we're in recovery mode (or maybe a bubble), prices are back up to where they were previously and have even edged higher, and it definitely gets one thinking.In order to determine what to do, if anything, I would ask what your big picture strategy/vision looks like.

Their model is crafted around doing direct mail marketing, however when they recently hired Brent Daniels (who had been a tribe member making good money doing outbound phone calling to sellers), they had him join as a leader, while adding this aspect to their arsenal along with a ridiculously high additional fee.

According to seller's agent, his business model is to buy cheap from landlords looking to liquidate quickly and then turn around and sell; he doesn't want to be in the landlord business.

Please PM me or I can give you my contact info if you feel another mode of communication would be better. 

We used Rently for years (in safe mode) and recently switched to Showing Hero (which integrates with our software Buildium) You will still need to check the home periodically 

I tried to buy, but our landlord is in acquisition mode.