Many tenants have so infrequently received their deposits back they consider it a fee so have no incentive to sweep before sliding a heavy piece of furniture or stop sliding if they hear a scratching noise, etc.  

If you plan to buy and do a cash out with management fees it will be minimal just make sure accounting for the other “hidden” expenses of management fees capex, and vacancy 

My capital gains will be about $150k.I'm thinking about raising my realtor fees (ie 10%-20%) in order to lower my capital gains reported.So it would look like this:Sale price= $245,000Realtor Commissions= $24,500(at 10%) -My managing broker only charges me $500 for each transaction no matter how much the commission is so my splits will not change at all based on the percentage.capital gains (figured after ALL selling costs including commissions noted above= $125,000If I do not claim realtor commissions, my cap gains would be $150K.

It would be quite easy to assign a contract for a fee under your own name.

Once fees and improvements are taken off too we should be maximizing that.

Taking into account vacancy & maintenance factors, how much of a loan amount will your NOI support?

There are a lot of factors to consider, from finding the right property to managing tenants.That's why buying new construction as a rental investment is the best option for out-of-state investors.

We partnered with a local kayak and SUP rental company in the same market and paid an annual fee that allows our guests to rent kayaks or SUPs from that company at no charge.

If you're determined not to list the property in order to fetch top dollar and are set on selling to this buyer, it may be worth bringing in an agent to manage the paperwork for a negotiated fee.

The toughest thing might be if you decide to use it as an Airbnb because the "income" of the property is a big factor in determining the type of DSCR lender that you can use.