I think i covered everything.

With my 12 unit I have only seen positives; tenants all in one place under one roof. 

New roof and a company is coming in to install a radon mitigation system so the basement is getting a vapor barrier installed all before I even close on the house. other than that we are looking at about a 50k rehab, ARV is at 90k. 

If I decide to go with model of covering all utilities then rent would be $550-600 a month per student.  

Or I can pay you $130k on a lease option where I guarantee payments to you for 3-5 years, handle all the day-to-day maintenance, and cover all of the closing costs when I cash you out.

It needs a roof, electrical, and a few other small items and I don't think my traditional agent will bind coverage from what everyone is telling me.

You can loose a year of cashflow very quickly to unexpected roof repairs, furnace or air conditioning replacements or even exterior painting for a random C of O inspection or a shocker come tax time.

Most often when agents get in trouble with creative financing it's a matter of not disclosing interests.When you do come up with a plan, you may want to run it past your broker to make sure you cover all your bases.

I need paint, flooring, and maybe a roof (depending on if the insurance company will let it fly).

Not a fan of having 10 roofs, 10 HVAC systems, 10 yards, 10 gutters, fences, driveways, etc though.