Unfortunately, some lenders are in the business to take app fees, so be careful of that.Typically, points and closing costs are paid at the settlement table and I'm not a fan of back-end points or prepayment penalties.

Forgot to mention after the tenants have been there awhile and become attached to the place from you being a good landlord you can raise the rents closer to market but not at the top.It will cost them so much to move and first and last month down along with security deposit.So they will weigh this versus paying another 50 or 60 bucks a month in a years time.Most tenants will opt to stay as they do not have THOUSANDS of extra cash today to move to save 50 a month.They do however usually have the ability to cover an extra 50 a month rather than move.It just depends on who your tenant base will be.If the tenants are lower income expect more moving and higher amounts of trash each week from hand me downs.They constantly get hand me downs and they only last for a short time so you get a bunch of old TV's,couches,beds,tables,etc. that need to be thrown in the trash.They are not supposed to but they will be dumped at your big trash bin or if you have small ones will be left on the road.You have to make sure you can get bulk pick up for your area.Could go on forever.For your first one you might want to buy one semi-performing before taking this on.The downside there is it will take awhile before you can get bad tenants out before performing the rehab but the upside is usually rehab costs are less than a totally vacant building.Good Luck

They said they would send us some properties to market for them and we can add on our fee for bringing our buyers to the table.

This thread is here, hopefully, to find ideas how an agent could bring more value to the table.

You may get by, let's say with a smaller rehab tab of 4K (as you could express to the "buyer prospect" that you just did 4k worth of rehab) and leave the other 4K "on the table", as a bargaining chip.Let's assume the house has an "after repaired appraisal value" of $75,000.Hold out for a buyer with at least 20% down or at least $15,000 (try to get a little more, like "if the buyer gives you $2000 more down, you will match the 2K and do the extra 4k in rehab work!

I think I have a lot of services that I could bring to the table

Wholesaling, the bank does not need to know anything, they will get a payoff at the closing table.

Make sure you price in the former as it makes this property MUCH less appealing.You can get by with much lower maintenance costs, but then you devalue your building over time, if it's in good shape now, you had better keep it that way or you won't have much money on the table when you go to sell it.

The numbers have to work of course and your 70% of ARV minus repairs is typical but not unique.Another formula you can use is to simply leave at least $100k in gross profit for the flipper on the table.

Basic license is the easiest one to get (It isn't "easy", but it is "Easier" than getting a commercial license.)... maybe you should think twice about hiring a guy who doesn't bring the professional chops to the table himself.