But good luck getting even "clean" renters to submit to that.

Your post above simply reinforces again the misleading conversation I had on the phone.What really disturbed me and cemented my decision was the post by @Eric Tinsley on this thread. https://www.biggerpockets.com/forums/92/topics/203379-do-hard-moneyFor ANYONE to take a $2000 deposit (I thought I was told $2500), and then tell the client the property they already submitted doesn't qualify is beyond absurd.

Personally, I take dated and time stamped photos of our work, require signed contracts and change orders for work to be performed and text or email any important information relevant to the projects completion all in an effort to document just in case.

Craft the most unique, simple, catchy document you have ever created. 

You do not drive buyers all over creation and can use your time more effectively.Working with investor buyers on residential submitting tons of offers lowballing properties to make a tiny commission might not be the best route for you to take starting out.

This document is all about how UDAP (Unfair and Deceptive Acts and Practices) is actually not properly enforced in most states. 

Many people will lend on real estate and most title companies can write up the documents. 

If a property is not bid on during the auction you can submit a bid after that batch closes but will still have to pay the summer tax.  

Some may be ok with properties like this as the comparison would be that the fees cover roof, common grounds, exterior insurance but regardless, I look at it as eating away any kind of return.As others stated, you would do well to get the documents and P&L if you can to see just where the money is being spent and what they cover.Good Luck!

They have had the document from March and now it is September and it is not recorded!