@Jamal Pitts is exactly correct, the local banks will often keep the loan in their portfolio which is more favorable for you.A lot of the banks require a seasoning period and that keeps your cash trapped for a longer period of time, which can be especially costly if you are using hard money to finance your buy and hold properties.

I personally prefer hard copies, though, but I guess I'm just old-fashioned.  

Seems I have fallen out of favor in your eyes, LOL, sorry about that. :)) 

Glad when they finally left, i just paid for the damages as it wasnt worth my time or money to pursue them for damages.One was a childless couple - no kids, constantly getting deployed in alternating fashion, sometimes they would both be deployed at the same time...which is fine, however they would NEVER ever notify me of their extended absences like the lease specified and during the winter I constantly had to check to make sure they were home or if not that the heat was on or during the summer the AC was on at least a setting somewhere in the low 80's to inhibit mold growth since we have a humid environment.... this couple also bought one dog, then a second if I recall and both are breeds I'd never allow in a rental and they kept them hidden from me every time I was around.  

For this I would recommend looking for those in foreclosure and about to lose their home b/c they would be most likely to work with you in this fashion.  

The only "catch" here was that the property was initially listed by a residential realtor doing a favor for a friend.  

Juries and judges generally seem to rule and award in favor of he tenant/renter.

Many a would be investor has given up in this fashion as well and lost tens if not hundreds of thousands .Key I think is do your own due diligence but I think people put WAY to trust and faith in the hands of property managers when with a little effort, study and patience a lot of the same work can be done more cost effectively.Bottom line in my experience : NO ONE is going to care as much about your property as you are. :)

Gilmer County, Georgia investors:We're trying to do a favor for a homeowner whose property we purchased recently in Metro Atlanta.They have a cabin in the mountains in Ellijay they're desperately trying to sell, and asked for our help.

Now, here is my take on what could be happening just from reading your post:If you are making any type of E-Mail/Written communication with these people, you should do yourself a favor and run everything through Microsoft Word and use spellcheck.