We will see a large inventory in the next couple months and uncertain if the values will be pre Covid, Covid or post Covid.

From what I've read I think investing for cash flow, especially in these uncertain times, is the smarter way to invest.Here is my situation and the options I am currently considering.

The only times I've used the hinge ones is in very unusual circumstances, like the door opens to a glass front built in cabinet.  

I really think that it's unusual for the first deal to be the winner so chances are you are just at the start of your search.

OTOH, if your loan balance is more than the place is worth (not unusual these days) and you don't have cash to make up the difference, then the creative techniques might allow you to sell the place without coughing up any cash.

Are you saying it is unusual for a turnkey provider who owns and operates the property management company to take care of the utilities for the investor while it is vacant?

I downloaded a lease agreement (WA residential leases) to use and found an unusual section - has anyone else included this clause here around the new rent rate after the first term expires?"

We're in a very unusual situation, though.

This is uncertain in 3 ways: (a) Don't know if the tenant would take it (b) Don't know how much they would want (c) Even if they take it, eligibility for conversion not be certain.

Gather as much intelligence as you can from other clients and see if your experience with the company is unusual or typical.