Their fee structure is very straightforward and aligns their goals with that of the owner, i.e. when I make money as the owner, they make money as the PM and when I'm not making money, they're not making money. 

You and/or your accountant might determine that you do have some earned income based on your active management, rehab or repair, or method of renting the properties.

They seem interested in selling as much as possible via creation of the "fanciest" structure possible (i.e. - most expensive) and once they have the payment, follow up deteriorates dramatically in terms of responsiveness and quality. 

.- How you pay PM fees and structure, you have some discretion over.

If you are using your HELOC for a downpayment, your rent needs to cover the cost of your new mortgage, HELOC and expenses.I'm analizing a lot of deals now; must have looked at close to 100 over the course of the last week and this method makes it tough to find a property that makes sense numbers wise, however there have been quite a few that have been break-even given this scenario so i know there will eventually be one that provides some cash flow, even when using a HELOC, i just have to find them.Good luck!

You find the list, track down the person by skip tracing or some other method. 

Hello Matt,In the institutional investor world the method used to manage turn cost was $ per sqft. 

The biggest benefit to this method is you get to keep your incredibly low primary residence interest rate of probably 4.25%. 

I know that doesn't take into account the finish/quality of the homes, but is that method generally accurate? 

I used that method and have explained it in more detail in other threads or in a book.Moment number two – as a broker, I began doing real estate syndications and raising money.