Yes you will have to put hundreds of hours of your own time into it instead of merely signing a check, but that's where the profit is.On my most recent flip the seller had multiple contractor bids done and was quoted a minimum of $150k for a rehab.

Then if your lease is worded properly you can apply the next rental payment to that amount and charge them a late fee on the rent.Get a lawyer to review all contracts before signing one or offering a lease to someone else.

My advice would be to buy as many properties through the LLC as you can with cash, and then go back to the portfolio lenders after you have tenants in place with signed lease agreements and do cash-out refinances. 

Does it have a yard sign? 

You could sign contracts with him that would prevent him from going around you, but then again build the relationship and there should be no reason he's not happy to pay a fee for bringing him the property.Also, keep in mind your fee doesn't have to be huge, or even proportional to the size of the project.

It will be right in the paperwork you sign and doing it anyway may mean your not covered if the place burns down !

They just signed a new contract at the reduced price, thanks everyone!

When the time comes just say "OK I select the $0 option.

When selecting a title company what do I need to ask the title company?

He's just lowered the price, has it available during the best season to have a lease signed, and has it at a low price point.