I really don't think a listing agent deserves 3% for listing a vacant lot, but I'd be happy to give that to an agent who delivers a buyer.Can you folks give advice about which flat fee services are good & what to be aware of? 

If delivered/communicated properly, the tenants will understand and you'll increase your lease rent basis for years to come. 

So I’m finding myself unable to wrap my head around a certain aspect of Hard Money Lending as I go through my first deal.I’m currently using an online HML provider, LimaOne, and received “Fix n’ Flip” funding for 90% of purchase + rehab costs.Closing has happened successfully (albeit with a few funding hiccups), and now that I’m heading into the rehabbing stage, I’m utterly perplexed by an aspect of their funding model — specifically, their rehab funding process  During closing, LimaOne placed the entire rehab budget into an Escrow account and will deliver me the funds on a reimbursement basis.

As you stated, paint and new hardware would make it look fresh.

Get a final material waiver for all materials delivered to your job site as they can lien your property if they are not paid.  

Or just give them notice that I’m not renewing their month to month, and start fresh?

I have found once the notice is served you can get cooperation, otherwise we file for  eviction and the sheriff delivers the court notice.Good Luck.

If you're in town, deliver some battery powered lights (inexpensive, Home Depot) and maybe a couple of free pizza certificates with another apology for the inconvenience.

You should deliver the notice personally or by mail to the tenant’s last known address.So my plan is 1.

Leases expire as follows:1st floor: July 31st 20192nd floor: August 31st 20193rd floor: January 31st 2020Is it realistic to delay closing until July and have them deliver the 1st floor vacant?