They charge 10% gross collected rent , and take 50% first months rent when they sign a lease. 

Then if we have agreed on a price, I pull out a contract and fill it out and have it signed on the spot.If it is a deal listed with a realtor, I might call them and give them a verbal offer.

@Cisco Hood I've run all my transactions through 1 broker. 

Compared to an IRA, Solo 401k contributions limits are roughly ten times higher.There is no custodial requirement for the 401k.You don't need the additional expense and administration of an LLC to have checkbook control.You can borrow up to $50k from the plan; IRAs do not allow for participant loansThere is a built in-Roth component whereas IRAs are either traditional or Roth, not both.A spouse can also participate in the same Solo 401k plan.The Solo 401k has additional tax benefits over an IRA when investing into real estate using leverage.The penalties for prohibited transactions are less severe, though it's best not to utilize this benefit :)

Or at least the people that are signed on the lease.

The agreement I signed with the real-estate (property management company) says the Broker will maintain security deposits received from tenants in a trust account and will account to the tenants for the security deposits. 

This seems like a red flag to me, and potential sign of a problematic tenant.

They don't have to be a partner nor have equity for a lender to sign-off on management."

Question is: should we execute cash-out refi AHEAD of renter signing lease or AFTER?

The seller-like many in this market-have their eyes filled with dollar signs and can no longer see reality.