Currently in Newark, any property going for less than 300k is going to need a lot more in repairs than $10k.

You are going to need a down payment regardless of whether you reach out to a hard money lender or private money lender. 

You’re more likely to need >$1MM than <$1MM.  

I have one client in particular who says that you don't want to need to remember anything.

Obviously you're going to need a seller who is motivated in some way, for that.

This is a harsh statement, but it sets the "tone" for the rest of my advice. 

I used an agent for our last flip but wanted to give one of these websites a try.I'm going to need services for: listing the house on the MLS, all paperwork/documentation for sellingI will be taking the pictures and complete the listing myself. 

If they cannot keep it the child who it belongs to needs to step up and cart it away.

This situation is where you are going to need to take these lyrics to heart and walk away if you have to.

Unfortunately there is no way that as a landlord I can allow a new tenant to arbitrarily do this because it sets the tone for the business relationship.