Very rarely do single family homes cash flow, at least not on a consistent basis over an extended period of time regardless of what your spreadsheet may suggest.

Allow a negotiation period after the line is rescoped just in case the line is bad. 

This means that unlike a typical home sale, you’ll be free to look at homes and make a purchase before actually selling your home, however, it can incur costs if your current house sits on the market for a long period of time.4.

It can also work if you're planning to do an option, assignment, or double closing, because you're not taking on the risk of holding the property for an extended period, but if things continue slowing down (thank you, high interest rates), you'll want to be very careful about how much you're offering, especially if you stick to the straight flipping model, where you take title to the property and don't make any improvements to force appreciation.

However, short-term rentals where the owner is not providing meals may not fall under this definition.Legal Precedents: Various court cases have established that renting out a home for short periods does not automatically convert it to a commercial use, especially if the property is still being used primarily for residential purposes.HOA Enforcement: If the HOA decides to enforce this clause against short-term rentals, it may need to clarify its stance and possibly amend the CC&Rs to explicitly include or exclude short-term rentals to avoid confusion.In summary, while the CC&Rs may suggest restrictions, the interpretation can vary based on legal precedents and the specific wording of the documents.

You take away all of the eyesores that you can in a one to two week period so you can rebrand a wholesale (off the market) as a market sale (on the market) to an investor.

How can they guarantee a rate of return and a 9 month hold period?

Might be time to look at other options ..We have good communication and they are very knowledgeable but might be over extended working on other properties . 

I do walkthroughs ASAP before end of 10 day period and try to get their quotes for the work needed.

You have to give up control, pay high junk fees front loaded, potentially have money trapped for a long period of time, etc.