When things look too good to be true they usually areThis, to me, is a sure sign of a approaching correction. 

That will help select the right type of real estate to get into.

So all inspections signed off and headed down the path to commitment from bank when they are let in to measure for carpet....... 

They charge 10% gross collected rent , and take 50% first months rent when they sign a lease. 

Then if we have agreed on a price, I pull out a contract and fill it out and have it signed on the spot.If it is a deal listed with a realtor, I might call them and give them a verbal offer.

If you're expecting $100k net in year one it's well worth it to add a tax CPA/EA to your team of external partners.An LLC with an S election might be the most advantageous avenue to pursue.You would have to pay all employee-owners 'reasonable compensation'. 

Or at least the people that are signed on the lease.

The agreement I signed with the real-estate (property management company) says the Broker will maintain security deposits received from tenants in a trust account and will account to the tenants for the security deposits. 

This seems like a red flag to me, and potential sign of a problematic tenant.

Then they only need 7 days for an appraisal and final approval of the loan applied to the selected property.Some other approaches that we have had success with is Driving for Dollars, seeking out as-is properties, and properties that have been on the market for 30 days or more.