In house commercial with 1st Citizens-80% LTV with a max of 100k(which is where I wanted to be) 3,5 or 7 year call with 20 year amortization, closing costs $1000 all handled in house.

Do my own marketing where I need to spend almost $2500 to potentially find a dealAs of right now I'm leaning to #2 but wanted to know how other rehabbers handle these situations?

My reasoning is that I like having a lower required monthly payment in order to maximize my monthly cash-flow.Remember, you can always reduce your principal balance at any time with a HELOC (or an loan for that matter) simply by making a, "principal reduction" payment.

Do you still employ an agent as a transaction broker or similar to handle paperwork and escrow?

[Our city enforces only with complaint...so I make friends with the neighbors so they call me first to handle any issue!]

This is simply a different business model of handling investments so as to expand your choices for the IRA beyond conventional financial products.

Pleasant) which handles "subject to" and "wraps"? 

.), does all the rehab him/herself, handles all the paperwork and manages the rental property.

Hi,I keep reading conflicting things about how to handle insurance for a "subject to" purchase. 

I typically assign 10% for maintenance as well, another 10% for vacancy, reduce for property taxes (which are available online through assessor office) and then further reduce for insurance, and if multifamily any other utilities provided.