The standard 10% usually covers tenant management only - advertising, screening tenants, preparing leases and renewals, fielding phone calls from tenants, collecting rent and conducting evictions.  

I get to an accurate ARV and max offer right away and I put in offers usually same day or next if I have to see it first. 

I would usually say it is a good start but you have to pay for a subscription if you are using it daily. 

Conventional loans don't care how many flips you have done, they care about ability to pay the loan back and the strength of the collateral if things go bad.HML's are usually reserved for experienced investors (exact requirements vary based on the lender). 

Secondly, depending on your state laws (and left coast consumer laws won't help you)  the old "hold a QCD to avoid having to foreclose" usually won't stand up in court.....referred to as "circumventing foreclosure laws".I'm sure your market there is competitive, so the worst he'd probably do at foreclosure is the property sells for $600-$700k and he walks with $400-$500k cash.....probably much better than you'll do for him.

Requires a new approval - usually at bare mimum this will take a few more weeks and require a bunch of new docs and review.

As mentioned earlier there is also a way to advance payment for a small fee if you can't wait the usual 5-7 business days.

Just a little food for thought here, I have received things in the mail before that were hand written and usually I will open them if they don’t stink of advertising but I also get mail sometimes that looks hand written but is actually a handwriting font that looks very realistic.

Usually if a tenant is interested but has a troubled past (bad credit, evictions..), they won't even fill out the application - so usually once I receive a completed application it is a tenant with a good track record. 

The closing dates are usually agreed upon by both attorneys, at least thats how it usually happens in NY.