I post on Craigslist 24 hours before announcing the open house for 2 hours on a Sunday morning. 

As I said, I'm not "officially" a real estate investor (or am I?)

Or do I need an official intermediary company?

That plan was going great until my manager of four years announced she is getting married this summer and moving away in the fall.

Numbers are as follows:Purchase Price: $90,000Rehab: $20,000 (paint, laminate floors, new finishes (chandelier,ceiling fan, thermostats, light finishes, etc), new appliances, and some landscaping for curb appeal)ARV: $165,000Newark, NJ RentalI found this deal through the MLS and it was officially listed at $299,000.

That being said, I like your concept but for a strategy I would caution about fair housing laws which you will likely be violating if you officially "only" lend to military officers.

No official offer has been made yet.

Like many others, I have also been a forum-lurker for quite some time and have finally made the decision to officially join the conversations! 

(I kind of made them up, so they aren't official, but they seem to be a thing.

If it is the latter, then you need to be prepared to justify that fee when you bring it up to him (write up a scope of work similar to how a contractor would; make it very official).