The cost to install one of those systems is comparable to adding a forced air furnace and ductwork, but they are much more efficient.

I reached out to ad posting for a contractor on a flip.

Wow - thank you all for the very helpful advise and perspective.In regards to adding the father as a 1) guarantor and 2) filing a pay rent or quit notice can anyone provide a link to this paperwork / process for each of these so I can review?

If anyone has something to ad, that would be great! 

That said it still doesnt make sense to not use the mls.The seller has already decided to use her Realtor services so there is no additional cost to him for her to ad them to the mls.The comps on the mls that  may be lower then the turnkey properties are still out there to be seen by potential buyers whether or not these properties are added to the mls.In deciding whether or not to use the MLS I see all upside & no downside for this investor

I suggest finding a few of the top selling realtors for your neighborhood, get an opinion, or three , will get you closer to a real arv then any average calculations you can do, as well as you will find out critical factors to consider, such as, in order to get your price you need to ad an extra bath, etc.

If you borrowed $100,000 for 7 years at 4% you'd pay $1,366.88 per month for a total paid of $114,817.92 and interest of $14,817.92.If you borrowed $100,000 for 10 years at 5%, you'd pay $1,060.66 per month for a total paid of $127,279.20 and interest of $27,279.20.So as you can see, the total amount of interest you'd pay is about double in the second scenario than in the first.Sorry I forgot to ad that they are amortized over 30 years.

@Krystof Pilisiewicz  The gap between people who like the deal vs don't comes down to adding in appreciation to your total return.  

If you were going to ad-value/resell soon then it could be better to credit.Is that correct?

I'm excited to be back in the game and look forward to adding more units in the future!