I've considered wholesaling but being being agent will work best do to my physical access difficulties that make residential more complicated.

You're essentially transferring responsibility for any damage under the old lease into the new one, too.

I've seen them try.I agree, the provision might be OK on the higher-end homes, but this post and all the comments really show the problems a provision like that can raise:http://www.biggerpockets.com/forums/52/topics/83336-what-kind-of-agreement-you-have-with-your-tenants-they-do-repairs-or-help-with-repairsI'm sure most of us have a section in our rental agreements that state tenants will be responsible for damage that they cause.

I would take that $15k (if you acquire it) and invest it in physical real estate.

I work with a great deal of home builders, realtors and lenders turning around their clients with damaged credit.

I am guessing that water and heating was paid by the last owner as I found one huge water heater and two furnaces during my physical inspection.If I have to pay water and heating for all units plus common area and my rental income is $400 per unit, that will be a BAD investment.

The exception may be if you personally witnessed an abusive event ... and then it would probably have to be physical abuse before most authorities would take any action (policy forces and the judicial system are just starting to understand other forms of abuse {emotional, financial, etc} ).

The guarantee rents but what about damages and repairs?

I can recommend Quest IRA, they have a couple of physical locations in Texas, but they can handle out of state issues as well.

It is rarely physical labor but most often it includes driving neighborhoods, looking up ownership records, making uncomfortable calls, etc.