(Just to test the waters), Owner called me immediately, we talked for less than 10 minutes, and even though they are not motivated to sale their house any time soon, him and his wife agreed to do the LOA.

That eliminates the whole old school notary thing, and it has been tested in court.Just grab a copy of the TREC contract for land.  

Don't be afraid to try it, and if your comps are not doing it yet, you can always test the market with a flat fee added to your lease charge and see how far you can push it.  

For intuit  I tried to do a test payment but I learned that you can't do one from and to the same computer regardless of the account being different that was a significant delay.  

Maybe thats why the smell test doesn't seem right for me with price to rental rate. 

Interview a few & while you are physically living in the unit, "test" the one which you choose to see if they operate in a way that you like.

There was a pretty involved test that you had to take too so find some good study material and study up.  

I will be doing a test of typed and yellow letters and I want an idea of what to expect.  

In Michigan you only need to take a 40 hour class and pass an easy test.

You can still get value add or equity growth just in a different way through developments, cycle compression, etc.People that make 300,500k, 1 million a year at their job or business do not care about getting 21% returns owning a management intensive SFR rental.