Properties with less than 5 units are usually qualified for typical residential loans.

Terms are usually shorter, rates are usually a bit higher, and down payment is usually higher.  

I usually run an 8% assumption on vacancy.Capex and Repairs at 7% are probably ok, although if you are putting $35k into repairs upfront you may have lower Capex and repairs on the unit for the first 5+ years.  

These are usually reserved for large loans where the risk mitigation is built into the purchase asset or business itself.

Usually The parts to repair them cost more than a new unit making it cost prohibitive to even mess with.

It was still warm here in Georgia so no need for extra heat and the gas was used only during the inspection. 

Yes you will have to set up a contract, usually that is something to approach if the property wouldn't be sold otherwise most flippers want to get in and out of a property as quickly and with as little hassle as possible.

First let me start by saying that my I am a register nurse. so in nursing there are travel nurses what these nurses do is fill the gap in a hospital that calls for them they travel across the country do 13 weeks contracts. now these nurses get payed in stipends which usually they are given around 830 of housing per week.

As easy as this sounds, it's not simple and usually like pulling teeth.

Usually you need to give the tenants at least 30-day written notice of the increase as well as housing.