An amount sent via email in a spreadsheet, 2 days after the date we agreed I would receive payment, was equal to 12% of the net profits...Vastly different from the 60% split I was anticipating after rehabbing, managing and selling the property...This calculation included doubled the closing costs, recouping revenue and expenses that were already subtracted from the HUD/CD.

Definitely, agree with that.For actual closings, I anticipate using a title company's office, the office of the other realtor involved in the transaction, or if neither of those is an option renting out a small office space for an hour or two.

Pay a handy guy to ride with you and scout the property (just a thought) otherwise, the best use of your time will be to verify if your buying a first lien position, knowing your market well enough to know what your buying and what your exit is, and underwriting the prospective deal so you anticipate worse case.

@Brian PulaskiYeah, I can understand the agents fear of a teenager walking around there clients home because it’s unusual to see, but I wouldn’t invade the sellers privacy in any way like an agent might anticipate.

Should I try to buy a 125-135k SFR and anticipate a 1100-1200 monthly rents?

Unfortunately, I bought it without proper due diligence or inspection, and it is in quite a bit more despair than anticipated. — It’s looking like I will end up with about $15k out of pocket for a total of $30k rehab.This includes new appliances, adding central HVAC, flooring, new cabinets/counters, Interior and exterior paInt, foundatIon levelIng, etc.

It has been tough to keep good tenants for more than a couple of years, so I have had more vacancies than I anticipated.

Renovation is about 1k more then I had anticipated (which isn't bad).

You can anticipate, fines,  autos getting towed for being in the wrong parking spot.

I anticipate being able get into the deal for 0 out of pocket cash.