Had a tenant text me last week that he left his job in the area and would be out of his apartment by Oct.31st.His lease ends the end of May 2016.I reminded him that his lease was through May of 2016, and we would make every effort to rent it, but that he would be responsible for the rent till we got it rented or his lease expired.He said he might know someone who would take it, then added that he would be moved out by the weekend and would leave the keys.This weekend came and went.

Anyone that doesn't answer your opening salvo of investing in (real estate, mutual funds, whatever) with a "That sounds interesting, tell me more" isn't worth the effort involved in continuing the conversation. 

To save you some time an effort most conventional and government backed loans will have a very strong Due on Sale clause which will be triggered by a land contract or a wrap.Typically, as the borrower you do not pass loans with an assignment unless you are the lender.  

Of course the solution needs to make sense for you per your investment criteria, but we always try to keep the borrower in their home whenever possible, and resort to foreclosure only when all other efforts have been exhausted.

We will soon start some marketing efforts to try to find houses before they go on the market.  

I was incredibly impressed with the thorough analysis and insightful perspectives of the interviewees as well as the thoughtful approach from those that compiled the data in an effort to present the findings and views in an easy-to-understand medium for the public.

Finding a good tenant when vacant might cause a bit of effort, and dealing with contractors always seems to be a pain (until you luck out and find the ones who are wonderful); the dealing with contractors pain isn't guaranteed to go away just because a management company did the choosing for you - read enough posts here on BP about owners complaining about the PM contractors and you will see what I mean. 

You may also be able to charge an administrative fee for your time and effort in processing the rental agreement paperwork and coordinating the move-in/move-out.

I'm trying to frame what I'm up against in terms of cost, risk of mold, and level of effort.

When I go through the numbers it seems to be more profitable to buy a SFR for cash flow and appreciation without putting in effort into the property?