But this is why I was so harsh in my response before, because I made the mistake of thinking that this was the standard operating procedure everywhere.

The key here is how you advertise the property to an assignee and collecting your feeI like the vertical break up ... this is a procedure where you split the land from the building, reducing the price and leasing the land (disguised seller financing) with an option of buying the land in the future (at a discount of course)Chattels for equity - give the seller something of value - a car (they are easy to finance), stuff in your garage or stuff you collected over the years - you can set a value of any amount your want - it could be consider a down payment - Seller Refi for take over - Seller gets a mortgage subject to a one time assumption - sellers gets the cash and you get the property and make the payments - nothing downUsing Front Porch clauses as a down payment is a great way to insert yourself in a deal - the cash you need could come from the investment property itself.

I know people in the institutions and I know well the procedures.

I'm looking for a good procedure to track our sub-contractor agreements and their certificates of insurance.

Be clearer on terms/procedures?

I would write Standard Operating Procedures: which is basically writing down the way in which you will do things in your business.For me, this made me think critically about ever step of the process.

Any differences in eviction procedures to be followed with a co-signer? 

If the tenant takes off and hasn't given us written notice that they are vacating, leaves possessions behind, and doesn't return the keys, we must follow the procedures for abandonment before we can regain possession.  

Maui County was understanding and the landlord tenant hotline (free) we have here gave me some tips for eviction procedures. 

Standard procedure, gotta protect myself my team.