After the first 10% any excess maybe split 50/50 or some other ratio.As in anything plan it out.  

Little excessive for my small time start.

The excess is meant to cover typical family needs, such as food, transportation and so forth and is referred to as residual income.

This seems excessive to me...

I agree this will make scaling much more difficult.If this is the case maybe I should look into getting a separate loan for the excess 10-15% of the down payment.Unfortunately, no I have not spoken to lenders yet - it is something I definitely plan to do soon.

I'm just not feeling confident right now investing in the Treasure Valley seeing prices that seem excessive, but still gone in a week.Hoping to hear from people who have much more experience than me.

I've posted before about over-building in Canada, housing supply is being constructed at a rate in excess of ~150K per person annually, how is that expected to be absorbed?  

If you have long-term gains in excess of your long-term losses, you have a net capital gain to the extent your net long-term capital gain is more than your net short-term capital loss, if any.

I have been involved in short sales for quite a while and many companies were quoting an admin fee + percentage of sale price or exhoritant fees in excess of $1500 per file.

This could take a very long time as mentioned.Since the property is underwater the trustee will not have nay interest in holding up a sale since there will be no excess funds to help pay off creditors in the plan.If the property had some equity to neutral they might try to squeeze a little out and wait for the highest offer.If the tenants have vacated as mentioned then the property might become heavily vandalized just sitting there.The bank is at the mercy of the court and how fast they move.Usually the file is transferred from the loss mitigation to the BK department with the loan asset manager.The owner could still try for a loan mod or other workout while in BK with their permission.The bank gets them to sign in writing if they want to pursue this route so the bank will not be accused of collection activity while in the BK automatic protection stay.I think you watch this property but do not let it take up a huge part of your time.