I will need to talk to a lender for 90,000 just to be safe and homes similar to this in a 10 block radius are all listed at 120,000 and above, if I could shoot for 120,000 (depending on what all I have to do) which is a 30,000 profit bet in actuality I estimate 20,000 with taxes and closing cost and any other hidden fees.

I notice these folks conveniently ignore what can go wrong when Bob pays your lease option fee, first month, and security, then loses his job 12 months later.  

HOA fees can have huge ranges, properties taxes can have huge ranges and can reassess after purchase, many FL properties are located in flood zones which can require expensive flood insurance.

I'd say based on what you said, I would do a 70/30 split (70% to them, 30% to you)Fees: they get all of the profit but various fees are paid out to you. 

Rented at 29k net(excluding all fees) so was getting 8.1%.

@Kenneth Foster I've heard of people putting in the mgmt fee and taking it out.

I was kind of amazed.They care about peeling paint and whether the smoke and monoxide alarms are installed and work. 

Reviews, complaints, services, and fees. 

I would say a fee between $1500-2000 for the tax prep is fair. $400 per month for tax prep is way too much.

Has anyone had success with a contingency fee collection agency?