Unfortunately, I would say the owner is responsible for the expenses up front but can get reimbursed by charging more in the rent payments on the new leases. 

He doesn't charge any points and he is an avid investor himself.

Good ones are hard to find right now, and like to charge a bunch of money!

not one or two.and I know others that got criminal charges and ended up in jail as there business model was to get into title never pay on the first and rip the rents until the bank took the home.. 

Thinking about it now, they can tune points charged and the rate to achieve a similar result to account for paying off the note early.

The seller told me it's the best one they have found.I've not really looked into property managers.This is how they work.They get 1/2 of first months rent for a new tenant and charge 10% of the monthly rent.They hold the rent until the last week in the month and then send it to you.

Here are a few for you:Pros- Online account access- Online payments- Prompt responses to e-mails and voicemails- Good criminal background and credit checks- Actually calling past landlords, employers, etc.Cons- Charging a credit card processing fee- Lack of advertising (e.g. only posting the rental on the company website)- Lack of communication during vacancies (e.g. not providing me with updates on repairs, tenants applications, etc.)- Only using in-house maintenance (e.g. if your one guy can't get to something for a couple weeks then hire a contractor)

Hi Jaron,I am actually charging lower than market rent by $100-$200 and the rent in Orange County isn't likely to go down but either stay the same or go up as more people can't afford the high house prices here.

What type of contract and fee structure would be considered “fair” for both myself and the investor, to ensure I am paid for all of the “pre-work”, i.e. property analysis, and what fee/commission should I charge if/when the deal is closed?

What type of contract and fee structure would be considered “fair” for both myself and the investor, to ensure I am paid for all of the “pre-work”, i.e. property analysis, and what fee/commission should I charge if/when the deal is closed?