People like to fight on me on this and there can be exceptions, but for a ton of different reasons, they dont normally make great investments. 

Normal financial advisors won’t be helpful.  

(The tradition here is one month's rent for the fee.)6) How does trash normally work?

Relationship-Based LendingBanks: Normal transactions are always cold-blooded and policy-oriented.Private Money Lenders: Most often work with borrowers to create solutions and value relationships over strict rules.The Bottom LineThe power of private money lending, I think, is a pretty effective alternative for borrowers who need speed, flexibility, and customized solutions—especially in industries like real estate investing.

There are companies out there that have 0 skin in the game and are just referral sources and there are others who are vertically integrated so they own/manage the entire process from start to finish. 

As for application turn around, it is normally about 5 days but it could be longer or shorter.

I still haven't had the best of luck finding the right piece to the puzzle I'm building, so I thought if I let real estate agents, investors etc, that I do actually have we cash, and a normal job to fund these real estate investment's.

Also , normally I keep 5% as vacancy rate , but for this case I did 4% as its a desirable rental areaIs 7% expense conservative for such townhomes?

I would love to see the numbers, normally they can be tweaked in a more positive way. 

If you have gone criminal one reason folks dont do that is there is normally ZERO chance of getting paid back..