@Rebeca Perfecto How do I put this nicely... the lender is a _____ (I will let you fill that in.)

The other advantage is you can get multiple contractor bids based on your SOW.What I do now is walk the property, taking pictures, fill out my estimating sheet, develop an offer based on my ARV and submit an offer with inspection contingency.  

I begin to fill it out and in the process there is a section where it state Earnest Money Deposit!  

We have to break down the process into individual roles and slowly fill those roles.

Lastly, a distribution form also needs to be filled out.

It took several months of filling the stations but over time it tapered off to checking them once a month.

The typical PM is motivated to fill vacancies - - period - - and that's a real problem which you have already discovered for yourself.Contracts for PMs are written to their benefit and typically there's tons of 'extra fees', like move-out, move-in, cleaning and even showing, so read all the fine print.

Not having a pool isn't a deal breaker for most tenants and if you do rent a property with a pool, you have to either rely on the tenant to do basic maintenance (dip out leaves, empty skimmer, brush down steps, fill it occasionally) or hire a pool company to do service - and that ain't cheap. 

You pay these bills and take the receipts to the liens processing office, fill out a form, and they will give the OK to record the deed.

I do like how easy it is to fill vacancies with plexes.For me, a $475k four plex at $1k/mo per unit wouldn't meet the minimum 1%, so I might look for a different area.