I do have some that have performed well with long time tenants, but most are fairly transient and after a while struggle to pay so I end up with evictions on occasion.

We had a mix of tenants on M2M and one year leases, which were fill-in-the-blank stationery store leases.  

Its all just formulas and you have to fill in the blanks, the rest will work itself out.  

But, that said, I have been accused of being overly cautious on occasion.  

I've also heard George Mason does them, but when I reached out on two occasions, they didn't return my calls. 

In the absence of real figures, using Michael Blank's 50% rule has proven to be a good way of estimating expenses.

@Kellen Driscol - have you looked at Michael Blank's Syndicated Deal Analyzer? 

Unrelated but I’m not sure why you are making so many blank posts.

I am not from the area and don't wanted to get "blanked" by listing agents that are just trying to make a quick buck.Any help would be appreciated.Thanks 

Personally, I don't entertain a "blank check" company structure because, as you state, it makes you chase after 'deals' that may or may not exist and if they do exist they may be outside your 'wheel house'.