Do I simply sign on with a "discount broker"  and hang my license with them.  

Our goal is to rent the back unit out for a couple years cutting our mortgage payment in half or so while we stockpile cash for our next deal. 

Most of the time they are just looking to get out of their current home either because they are moving for work or they have found a another home that they simply do not want to miss out on.  

If so, you can bill back water/sewer consumption (increasing the NOI and cutting one of your largest expenses)  but you'll want to see if that's common practice with your competition and ensure rents line up as well.

The bank will never improve the property beyond winterizing and maybe cutting the grass if there are fines for violating ordinances, but no way they would renovate like that.

On top of that there is a large overhead of tools, insurance, phones, computers, employee benefits, vehicles, tools, office space etc...On the other hand we have someone who is simply purchasing a property & paying above company to operate it for them.

She is simply asking for a receipt so she can prove her rent was paid to whoever she needs to prove it to.I think you are making a bigger deal out of this then it has to be.

Unless you have an arrangement with the buyer for a flat fee or  assignment I am not sure how you can run your negotiations with the seller with your end buyer present.I recommend involving the buyer once you have the property under contract or there is nothing to stop them cutting you out of the deal.

It you are simply repairing it without doing the above its more likely a repair and currently expensed.Another thing to take into account if you are buying a new property and fixing it up before you rent it out - those costs may have to be capitalized since you are getting the asset ready for use.Please let me know if you have any specific questions.

And useful as heck when making cuts on countertops or subfloors where your circular saw can't finish the cut because you run into a wall.3.Texture sprayer.