My question is, are there any rules preventing me from working exclusively with investors?

The 50% rule is a valid rule.

If you read the signed contract there are a number of elements that no longer apply and that they did not do (because it was unneeded).

The deceased guy has children that are heirs can she over rule them by saling the property.I was thinking the children has more rights in the property than her.

(This is an extreme case I know but the logic applies).So your original question of "can a LL change the contract", in this case yes he can.

If the property requires rehab, the Realtor and/ or Mortgage Broker will suggest applying, for a FHA 203k Loan.

The same factor applies to travel to that location.

That is a good rule and has you on the right path.Cons- I would like to see vacancy at a 10% vs 8% but that doesn't seem like it would affect your numbers too much.

As interest rates rise and property values decline, my advice would be to season a LLC or a few to DnB Paydex scores of 80, build two 800 FICO scores and study how to pay zero income taxes (incl. studying WA business taxes vs. no state income tax rules).

When running the 50% Rule, after you subtract your debt service how much CASHFLOW would you shoot for per door?