It then becomes costly to get it fixed.I had a client that was using VA and bookkeepers found through fiverr, upwork, and some other platform.Paying a ridiculous amount of money to them to mess up the books.I then had to charge an arm and a leg to review and fix.Moral of the story: get someone competent/experienced in the real estate world to handle the books.

Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3.

Does it explicitly state the tenant is responsible for HVAC service and repairs? 

Should I then get a traditional loan or ARM to take the place of the Hard Money loan, or should I contact the HM lender and ask for a 12 month extension?

You can list a property you have under contract, you have to sign a listing agreement with the seller and explicitly state whatever it is sold for above the contracted price goes to you. 

Recently priced a 10/6 ARM at 5.25%, costing .5%. 

Make sure it explicitly explains the process for termination if you are unhappy with their services, but especially if they violate the terms of your agreement.3.

Have you ever explicitly shown the tenant how to use the damper and told them when to do it? 

For example, we found a local credit union that provided a 5/5-ARM.  

In CA, if you call around, common loans for multifamily are 25% down, 30yr am (on MF, 20-25yr am on other CRE), 1.25 DSCR, a 5/1 ARM is often due in 10 years, with resets from 5-10 years and 3/2/1% prepayment penalties for first 3 years.