Bryson: Seller Financing OfferPurchase Terms1.Purchase Price: $215,0002.Down Payment: 20% of the purchase price, equal to $43,0003.Financed Loan Amount: $172,0004.Interest Rate: 6.5% per annum (fixed)5.Initial Amortization Schedule: 12 years (144 months)6.Balloon Payment:•At the end of 24 months, the buyer will make a balloon payment for 50% of the remaining balance of the loan.

(i.e. initial decorating and painting, bookings, rate structures, marketing, bookkeeping housekeeping, etc)? 

Here's an ideal PM contract: The two keys are: The PM is incentivized to make you money, not charge high fees, and is contractually bound to provide reporting that you can understand in a timely manner. 

If you're looking to treat this as a regular rental, then charging undermarket rent throws a monkey wrench in that. 

Do any of you have some advice for this initial flip?

@Gene PanicciaManagement fees vary, but it's not uncommon for a PM to charge fees for managing tenant-paid utilities or coordinating repairs.

These files were standardized forms that many other lenders in the past have given me up front or not long after the initial engagement.

then theirs charges 1000s in extra fees. 

Sometimes I'll tell them not to fix it (a punch hole in the wall) and I'm charging them for it.

One of them being you can't charge more than one month security deposit.