We would then live in one unit, use two units to pay the debt service and operating expenses, and the fourth unit goes to the lender/investor to pay off their position.

It is nice if you can work with someone local, but that is not always the best option.Rather than geography, i recommend you evaluate providers based on:Plan types offered as being suitable for your goals; custodial processing services, checkbook IRA LLC or checkbook Solo 401(k)Expertise, time in business, etc.Accessibility of support both during and following plan setupFeesCustomer ratings/recommendations

They are out of Silverado Canyon, but service all over OC and out toward LA.

I'm always amazed at how creative folks are in crafting offers for services that required a full-time employee just 20 years ago!

So if an agent that deals with rentals as a primary and is in an area like NY or NJ says something contrary, trust their take on it.I would recommend saying something along the lines of: You are welcome to setup a time but your client will be responsibile for any fees associated with your services.

All reasons for the Service to dig dig dig.

Maintenance is highly unlikely because it just been renovated and vacancy in this particular location pretty low.

I got a list from my contractor yesterday:roof - $4300windows - $2250flooring - $3200bathrooms (both) - $7000appliances - $1200paint inside and out - $2600door - $450total - $21,000That's about as detailed as I've ever had. as @Brian Pulaski said, you're paying for a complete service, it's common to get SOME lists of work, but vague ones.

Yes... take monthly MI especially if you know that your ARV or "after repair value," is at the very minimum 125% of your loan amount because this in essence means you have 20% equity (IE 100k ARV / 80k loan amount = 125%) and you can get your MI removed automatically after 12 months min (some mtg servicers vary but most are min 12 months for auto removal w/ equity documentation). 

Are furnace maintenance costs high?