IE its not uncommon for me to have my tenants miss 1 to 7 months of rent before I even look to see if they paid  :(  and when they call with an upset I always cave..

I would recommend attending REI clubs to form your team here!

However, I was hoping to get a price quote without downloading my mailing list.  

My goal is to get 8-10% net cap rate for a long term (20-30 years), I'm still considering few strategies, To invest in a big and stable city like Jacksonville to buy a old house (1960-1980) in not so good neighborhood and give it to a property management company to take car of the properties or to go to a medium city like Gainesville but will still need a local property management or it will be better for me to invest in a new construction in a small city like Ocala (I know there is a lot of development in the area) and I can also manage it myself.

I thought that it had to be 1% of the purchase price, which is difficult for me as a beginning wholesaler.

I also would not just accept his price, I would always negotiate and only stick to the numbers that work for ME, not him.

For me that is huge.

I have some capital and would like to get it working for me.

If you have "No visibile dirt on vechile they arrived in walk through" on every application (even for your own inner-office screening form never seen by a tenant), then you are fine.

Works for me.