We expect a few marginally profitable years, then either recovery or continued decline, depending on how many new players enter the market. 

There have been plenty of less than trustworthy players in the turnkey provider category, but this is by far the worse company I have ever seen.

First off, you're asking for an investor to fund 40% of the deal, and bank to fund 50% and youi 10%, but you don't say how each investor will be secured.

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

Three good steps are to 1) buy for cash flow, not appreciation, 2) secure debt that is longer in term than your projected hold period, 3) have adequate upfront reserves.

Lower income people absolutely deserve safe, secure homes, but from an investor's perspective, the risk of non-payment, eviction, squatting, and general turnover is simply higher with a lower-income tenant pool.

For the biggest SFR investors, AH4R (a top end player) types, they still only are looking at about 15% of the total available market, max.

The seller gets to have some kind of return on his money instead of putting it in the bank, his money will be secured by the property so if I default, he can take it back, he gets a check in the mail each month during retirement, and I don't have to move into a 1 bd/ 1 ba unit with my family.

What are some more creative ways that I can get the attention of the big players so give me some of their time? 

We decided not to enter into a lease with her but wanted to know if we must return all, part or none of her Security deposit?