This is the perfect recipe for trouble. 

TenantCloud worked well for me but getting everything to an online version that works, Buildium seem to be a perfect choice for me.

The choice is between:A - Making a one time profit, in 2 months, of about $50k, or...B - assuming no more than $400/month in Cash flow, getting about $5k/year in cash flow...which means his option will take you 10 years of perfect cash flow to equal the immediate profit of flipping this....and, think of what you can do with $50k in profit (and the cash you recovered...your initial costs). 

Thanks Troy, Ya, on paper Jacksonville is perfect, maybe I'm too close to it, but the properties that are left on the market are in really bad areas or dumps.

Rigid and great floors that are not perfectly level.

It costs $2000 more or less, I am perfectly able to do it myself, but I can't pull permits.

Alternatively, the rule can be your absolute, minimum, never to be violated threshold.Screens are not perfect and you will miss out on that unique property that really really only has 30% expenses (believe it when I see it :) but then that's just life.Oren

I apologize if I am not being perfectly clear, I'm still learning the entire REI business.  

The Perfect Relationship:You need to find someone who is willing to plug into your business, not the other way around.

It seems they may have certain paperwork and contracts they are patenting (I think) - It's interesting as trusts have been around along time and I'm not sure that if another lawyer draws up something similar that that wouldn't be perfectly fine.