And in the first 4 to 6 months he will net over 100k on a 20k investment And I make my normal funding fee's which are higher than HML fees  but I dont do appraisals and i have zero junk fees..

I assume you are referring to 3.5% and 5% down,Well the 96.5% LTV FHA Product is great, it typically offers more competitive rates than the 95% LTV Conventional product.However there are stricter requirements on the property for an FHA product.Speak with a broker who knows what they are doing and they will point you in the right direction.Neither of these products will qualify for 5+ Units however, stick to 1-4 units.

I do actually offet an hourly rate, but it is $350 an hour.

I would offer them a redo on a M2M, perhaps at a little higher rate, and tell them if they don't go that route you will go hardball when they illegally break the lease. 3.

I send out a one sheet that has our current rates and terms, all the steps involved, and expectation of documents needed.

The challenge with BRRRR right now is interest rates and getting all of your money back out. 

May sell another 11 units that's around a 10 cap rate because I'm retiring. 

I know there is an annual fee and there may be additional fees.

Interest Rates are going down and that will also help with any new investment or cash out refi and keep growing the number of doors. 

We have been talking to a few property management companies and all of them seem to have astronomically high fees and very tenant friendly management agreements.