I plan to flip the house but to avoid all the fees and closing cost involved with buying the house she has agreed to allow me to rehab then sell and give her our agreed upon price within 90 days of our agreement.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

I talked to several lenders and Citizens Bank had the best terms - 8.15% with no origination fees. 

Actually went today and talked with a loan officer friend of mine who does helocs, I can pull 80k for 700 a month with a 2500$ origination fee.

How do application fees work for rental units?

I'm a hard asset type of guy, so bear with me here, I understand the foreclosure process, done a ton of those, so arrears and payoffs and legal fees etc, I get.Loan modifications, I've helped a lot people get those.

Not having to pay fees or commissions is another large advantage.

I am not a fan of holding fees unless equal to rent and non refundable.

Factor in ALL expenses like property taxes, insurance, repairs, maintenance, vacancy rates, and potential property management fees.2.

Happy to jump on a call to discuss more!