The association I belong to actually had the state approve our form for use, so everything in it is specifically written to be in line with the laws in our state. 

Again, if they provide a different number that you can't verify belongs to the company, it could be the number for a friend or family member of theirs who is pretending to be their supervisor (I've had applicants do this).As for landlord references, you should call their previous landlords too, not just their current landlord. 

Now I am closing on my second home and won't be long until I pursue my next deal. 

The way I hear his side of the story, if he got kicked out, he had no place to move to, and he had to discard all his belongings, costing him a few thousand dollars.I thought about it, it's a win/win for both of them.

I belong to 4 different MLS systems, and each one of them has a different listing contract for their area.

I have never heard of the buyer having to pay an "investor fee to the seller's broker" (she belongs to Berkshire Hathaway/Omaha's Elite real estate grp).

At its lowest during the recession in 2009 the average Memphis rent was 833 and in 2016 the average was 872 for a difference of 5 percent... so that’s not really a big deal.I imagine your vacancies would be longer.

There is a lot of furniture, but mostly junk left in the unit.Can I just have a clean-out company remove everything, or do I need to have the family sign something first giving up their rights to his belongings?

Probably tenant.It's possible the car did not belong to the neighbor, but belonged to a friend who was not home. 

If you are ready for sub-to, have private lenders ready, friends with self directed IRAs, friends who you can wholesale to and belong to a large REIA then you will be able to do something (and monetize) with just about every deal that you come in contact with.Its like the handyman who owns a hammer.