$316,500 total acquisition cost, $55K~ approx. rehab cost.A lot of the major costs (plumbing, electrical, roofing) were needed to pass inspection upon re-sale so I had no choice. 

I hate to leave money on the table, but I believe I made the right choice by taking the bird in the hand and not risking 180 days on the market.

Billing directly as the others have stated would be the logical choice as long as your lease agreement supports it.

So, we set up a time and tell them they can be there or not, their choice.

I am still learning to run the numbers so I need to speed that up so I can be more knowledgeable in the choice I make.

When you choose to do something, do it knowing that even if you love 80% of it, there are always aspects that you will not love dealing with and potential risks associated with your choice.  

But that's a choice one makes when you jump into the note bizz.

Their choice. 

Bottom line is the lender has no choice but to provide the payoff letter for payoff.

I would think that sticking a firm whose training program is as highly ranked as KW's would be the best choice for anyone just starting out.