The only possible gripe you can have that would have some legs would be that they are sending you an owner statement as opposed to providing you with an online portal to possibly view things sooner but to expect them to call you about every minute detail the moment it happens is not a realistic expectation.

Also i run my entire rental process via an online application. i have never had anyone not fill out the app after expressing firm interest. 

If I buy betting the neighborhood will improve, the increase in revenue is totally dependent on outside factors over which I have no control.  

Is it recommended to buy one from a Local Property Management Company or is using a free template found online just as good?

It is getting harder and harder to find deals so i want to try calling for rent signs and replying to online for rent ads. 

Or is using a free one found from online sources just as good ?

As someone that has worked both sides I'm constantly amazed at the margin that is built into most of the large banks/online lenders.

Good job calling attention to stuff like that @Jay HinrichsTo the newer investors what the guy was telling you might have sounded totally legit, and the next thing you know someone is getting taken for $800.

I’ve read online and some articles say to short sale but I wanted to see if anyone has any other opinions or can help explain some things.Thanks guys!

Totally updated on the main floor with dark bamboo flooring and white trim. 4 bedrooms upstairs, with new paint throughout.