I usually have a realtor or 2 contact me on behalf of a client although all of my ads ask them not to.

In your ad you can't say that this property is close to "The So-and-So Church", or "Perfect for couples" or anything else that would show that you are targeting a certain type of people.I specify that income must be at least 3x that of the rent, and since my rent is on the higher end, I usually get better people wanting to apply. 

The single will be rent ready soon and looking to 750/month, its a 5 bedroom.I usually just drive there.

I understand liability, but when it comes to the actual property it seems to be that making a claim is a long shot, the deductible is usually large enough to cover repairs due to problems that nature occurs.

Is this usually the case in other areas of the country, or does it vary?

Not trying to be negative or condescending, just curious on the motives and whether or not these analyses they advertise are even close to factual.

With dealing with this type of lender are these loan terms usually locked in, or can they be re-negotiated by the buyer?

I’ve got the age old question of whether we should sell our townhome or keep it and make it our first rental.This is my first post on BiggerPockets so please let me know if I have left out any information that may be helpful in the analysis.Single Family TownhomeBuilt: 2001Purchase Date: 2008Purchase Price: $270,000Property Tax: $5700/yearHOA: $125/monthWater/Sewer: $1320/year (Must be paid to county by home owner)Insurance: $800/yearMaintenance Costs: $400/year Other planned future costs: Roof (in about 5 years, ~$5000), water heater (in 7 years, ~$1300 including labor), water softener (in 5 years, $500)Current Mortgage (Refinanced in 2012)Term: 15Rate: 3.375%Principal: $140,000Market Value: $230,000 (Upstate NY market with minimal appreciation expected)Rental: $2000/month ($2200 possible but I want to be conservative)I was also considering refinancing to a 30 year mortgage to help with cash flow but I’m not sure if it is worth the $4000-5000 in closing costs to refinance.Normally I would not consider this a good rental property because of the low/negative cash flow.

They usually catch up eventually.  

Usually the gutters get clogged in Autumn, when the leaves fall.