It varies by market but if my PMs fee structures are typical in the market and they’re not overcharging I don’t have an issue with it.

And then beside that, does it even make sense alot of the time to buy such small properties if you can't manage them yourself - do the management fees eat up most of your cash flow? 

Here is the opening paragraph of Bulletin 012:"Property Management means the physical, administrative or financial maintenance and management of real property, or the supervision of such activities for a fee, commission or other compensation or valuable consideration, pursuant to a property management agreement.

If bigger investors pay more money, I simply lost the $35 "processing fee" on my deposit and the due diligence will have been good practice - relatively cheap education.1/2) ...in general its state specific for instance in FL it is true they can be redeemed until the second before sale however after you're pretty much done for (however if its a valuable property and any of the previous owners in the chain of title have a bit of cash to throw around you'll be forced to defend yourself in court which can be pretty expensive).

If STax is paid at all, I would assume the assignment fee and not the total cost.

If they are not friends and all on separate leases then yes I would change locks if I don't get key back in a few days.If other tenant is going to clean room for free because she wants that room then I would not charge the one that left a cleaning fee.

Your cash flow is basically rent minus mortgage P&I, property taxes, insurance, income taxes, local fees, utilities (if you pay any), repairs, management, vacancy, evictions and capex items.

If you assign a contract and earn an assignment fee, you should have already made more offers.

The asking price for the home is 132k.OPTION 1 – Cash After Repair Value = $132,000 (estimate)Discount 80% of ARV = $ -26,400Repairs (Price per square foot) 1,190 x $5 = $ - 5,950Cash Price (seller pays closing cost) = $99,650OPTION 2 – Sandwich Lease Option – “Perfect Tenant Program” Term: Minimum 5 yearsOption Price (buyer pays closing cost): 125,500Option Consideration (non-refundable fee we pay you): + $500Monthly Rent: $950 (profit + $100 cash flow per month)Total profit (If completed full term): $132,000Note: We are the tenant-buyer, but we will sub-lease the house to another tenant-buyer.

Please look over the terms of the loan or balloon payments or other fees.