@Ty Kashmiry On where to look, I utilized the property manager referrals my agent, Zeke Liston, gave me.

If they owe rent, utilities and for dirty carpet we will go in that order as well. 

I continually find deals but utilized my limit on conventional loans and joint ventured (JV) with family members & friends motivated to invest.

I was planning to utilize an FHA loan to take advantage of the low down payment but I have hear the are more strict with the employment verification.Has anyone had any experience getting loan approval / pre-approval with a similar employment situation?

@Renee Thomas If they say they don't have books, ask them what their expenses are (ex: landscaping, utilities, etc).

The seller is offering $3500/mo rent, plus they pay for all the utilities and yard work.

The airbnb we run out of the other half covers the whole mortgage, utilities, and property expenses most months which means we basically live for free right now most months.

I am just looking for a template to utilize for a friend as a starting point. 

The utility connect fees, the insurance, etc etc…You probably want to take a break from looking at real estate.

@Stephanie SmithHere are the current exceptions as of today.Repeated noise violations;Disturbing the peace and quiet enjoyment of others;Violating no smoking policies;Unauthorized animals;Unauthorized occupants;Failing to pay or maintain utilities (in certain situations); ORAny other material lease violations