Give them a cut, etc. 

I receive advice early on, you have to know when to cut ties because your wasting time on a client that you can not assist selling their property at the unrealistic price.  

Monteria,    I find that if you word your ads in a professional manner, use a registered business name & include that a credit check is required you cut down on a lot of the riff raff.

Much of the cheaper tile found at the box stores have a significant bevel on the edges and are not at all square.

-Every single cabinet (bathroom, kitchen) is banged/scraped around the edges and the insides are discolored or deteriorating because they obviously put wet things in them.

You might still have to be the one to create any edging trench around the planting beds, but that is not repeated more than once a year from my experience so not as much of a hassle time-wise for you.And you have to get them to understand that good housekeeping on the tenant's part will not only help to control expenses, but also give them better consideration at lease renewal time ...

Best to cut your living expenses to the bone and figure a way to generate some income other than those funds.

(You may be able to find a bank that would go up to 80% LTV, but of course the more you borrow the more you cut in to the cash flow on the current property- and increase your DTI for when you're looking for the next mortgage). 

Sale Price:  $100KEquipments & Furnitures: 30KNet Proceed: $70KLandlord 75% cut: 52.5K.Owner: 17.5K

We collect the money then take our cut and pass the funds up the food chain to my Capital company and close on the notes splitting them to our buyers.