At the end of the day, nothing is free, you will pay the price for free in expensive mistakes or lost opportunity cost or time lost or money or all the above.  

It helps if you can do most or all of rehab work yourself.

If you get in front of them, then you could potentially loose that client or all your investor clients if they find out.I would also say that most of my clients would never do the deals I do or want or be able to do them. 

Broadly speaking, there are two types; offsite (like SFR, small apartments, etc) and onsite (large apartments with leasing offices on the property).For offsite, I usually see 8-10% of collected rents, half or all of late fees and 1/2 to all of the first month's rent. 

Are my calculations incorrect or all these investors clueless and buying anything on the market?

For Texas licensee's, advertising is defined as a communication (can be either written or oral) which induces a member of the public to use the services of the real estate licensee. 

There are so many benefits to moving some or all of your portfolio outside of the coastal states.

They should have focused on customer loyalty first and got that right or all of the people here thaf are saying they’re looking for an alternative might have stayed. 

Would like to wrap my Michigan property or all of them into a HELOC and possibly pay off the Virginia property with the combined equity using the HELOC strategy.

It states that Adverse Action Notices may be delivered electronically and also emphasizes that "you must securely dispose of the report and any information you gathered from it".One of the examples is A landlord who makes it a practice to approve an application if the prospective tenant shows an adequate income or has a favorable credit report, is dealing with an applicant who has an inadequate income and a bad credit report.What if the reason for declining application is inadequate income and not the credit report?