Good tenants can significantly reduce vacancy rates, turnover costs, and maintenance expenses.Many property managers I know are quick to fill vacancies, often asking, "Do they meet the minimum requirements?"

Would love to be able to reduce the fee down to 10% or so, would really help with the numbers (although I think it would still not cash flow).

A turnkey property is already renovated and ready to rent, so you don’t have to worry about repairs and can start earning right away.

Upon sale, gains are taxed as long-term capital gains, calculated as the sale proceeds minus your adjusted basis (initial investment reduced by any return of capital).

I get that you want to do this to earn money to hopefully buy your own property and then become an investor.Have you looked into wholesaling?

Most sellers will laugh when you ask them to reduce the price by 3% because you're not using a buyer's agent.....You can buy and sell your own  properties without a license anyway...  

Lastly, having a reserve fund is key to offsetting unexpected costs, especially with reduced cash flow from the loan repayments.Hope this helps, and congrats on tackling creative financing!

The only people who succeed at birddogging are the ones who learn everything they can and know it's going to be a low-paid slog so they do the work hard and one day it changes because you have earned more.

I bought one in Pinal county a couple of years ago and earned the full 16% interest  (1.33% each month) for 14 months.

That makes zero sense unless you are trying to reduce risk and you have a very consistent NICHE market for those under $100K Sec 8 units.