Normally the investor then adds an assignment fee on top, maybe $10,000 in this case and tries to find another buyer.

Tenant was a day late (paid on the 6th) and did not pay the late fee. 

However, if he is giving you a discounted fee for his labor and is willing to gamble on a percentage of the "profit" instead then that would be okay - but you may have to dig in your pocket to pay that percentage at the back end. 

Realtor fees, closing costs, etc is going to be 10% or 13k.

If your cash flowing $18 if the HOA fee goes up your cash negative.

The HOA fees on the reasonably priced units make the numbers not pencil as far as I've seen and I'm not crazy about HOA's in general.

It's been a long season with courts and fee's already, if i have to wait, then so be it, however if i don't have to, then we all know the answer to that.

I was wondering what percentage people are using for vacancy, repairs, capex, and management fees when using the rental property calculator to evaluate deals.

. -$43,000 (closing costs and Realtor fees unless you are the Realtor, use 3% vs 6%)-Seller Costs ?

Outside of that, I would recommend a broker, but you may need to pay a fee.