he builds it...then right towards the completion of project (paint, flooring, and minor upgradeable items), he markets the home for sale.it works for him - house 1 - made 339,000 in revenues...45,000 profits - which he retained in business, thus lowering his taxes.house 2 - is closing on a much bigger project - 670,000 in revenue - 88,000 profits and will retain earnings again in business.don't forget the "profits" he's making are less his salary of 64,000 (best guess) as CEO of his corp.

I think the going retainer for foreclosure attorneys is worth it if they fight you on this.

If title sits in escrow, as the case is with a Land Contract, you may retain the tax advantages, but shed yourself of the maintenance responsibilities.Most lawyers push to have title pass, because it can represent less risk to the seller. 

If your goal is to retain good tenants, don't make your penalties too onerous.

My question about a CPA and Attorney:Would it not be wise to at least make connections and interviews for future use, and potential pay a retainer fee if they meet the criteria?

The point is that if they choose to not retain their own broker, the seller's broker has to represent both per the OK broker relationship act. 

If it helps, the least opens with the following language:The parties to this lease are: the owner of the Property, Landord,:Real Property Management Preferred (as agent for the owner)and Tenant(s) : John SmithSo to me then if that’s in the lease it’s unclear if you or the PM retains it.  

If the investor is happy with no cash flow and allows you to pay the property obligations and then retain the remaining cash flow yourself, then you will simply give him a good equity split when you cause his exit either by selling the property or cashing him out with your funds or a loan.We don't have your numbers to judge the gain on sale or property value improvement so it is tough to really zero in but generally the larger portion of capital the investor puts in the large the portion of the net gain they will get, since it is their capital that took all the risk.

The rent/mortgage payments etc. made by the tenant/buyer is paid from the escrow company as well as everything else to prove to lenders that the tenant/buyer is making payments.The seller retains ownership, pays down their mortgage and gets the tax benefits.  

What about turn key deals, sell to investors and retain management?