I had AllState for all of my residential primary and landlord policies for years.

Keeping in mind that every lender is different - they have different appetites and risk tolerances (pricing typically is relative).Lenders want to see:A good deal - something you can make money on - that should be important to both partiesSome liquid assets - Money in the bank, the ability to handle a deal if there are cost over runs or a long holding period. 

Richmond appears to be overvalued and has also recently enacted strict rent control and eviction policies.

I am pretty open about my business and don’t mind helping follow BPers because I really believe that real estate is not a zero sum game.

If they are unfamiliar with mortgage notes, then their risk tolerance might be different than yours.

Most REI deals in my area are $500k or so deals, so obviously a good competent realtor that will not tolerate this of a $3.5m buyer isn't going to put up with it in the $500k range.

(not wanting to kick anyone out, but may want to adjust policies)- If someone is in a unit on a lease that expired a long time ago, I assume we can put them on a new lease after close.- Even if we didn't change policies or terms, can we update the existing leases to the buyers preferred contract if the basic tenant cost and amenities, etc don't change?

Everyone has their own strategy, and risk tolerance, but from my own experience the returns I listed above are very achievable with minimal risk.

@Kenny Tan, The only true zero maintenance option is to sell and take the tax hit.

Had zero structural issues but was home to many cats.It was also a live in flip.