In CA. the failure to do so can result in you being penalized 3x the deposit amount by the judge even in the case of an eviction.

When the end buyer is the owner occupant, selling for more than current comp price is setting up everyone for failure.

I have valued these for high net worth individuals and understand mechanics.

Nice analysis, well thought out.1,200/ yr is OK for just maint, but insufficient to build capital reserves to pay for roof/mechanicals replacement, and make-ready expenses when the unit turns over.

I just do much better closing my own deals.Brokerages just like any other new business start up have a high failure rate.

Other thing I may try and do is leverage off them by mechanic liens.

Another factor is all the apartment buildings for sale.Maybe you could land a partner and purchase all buildings for a discount.You could then re-purpose the land and possibly sell to a developer.New carpet and tile means squat.Carpet is cheap and so is tile.The roof,kind of pipe running to the main at the street,age of kitchen,bath,roof,mechanicals,water not separately metered,etc.Those are the ones that can eat you alive."

Electrical, plumbing, and mechanical in most areas, maybe other trades, too.

Failure has never been much of an option for me, nor will it be this time either.I will be checking in here periodically to keep the thread updated on what I have done, my successes so far, my setbacks, and other information I feel can be helpful to everyone.I want you to give me as many suggestions and as much constructive criticism as you want on whatever it is that I am doing.

Rent to own will have alot of issues, it has "scam" all over it as it has a very high failure rate for buyers, but it could work if great care is taken in qualifying the buyer and keeping the sale price at something that will actully appraise out.