(eg: If payment is not received by the 10th we the tenant will be processed for eviction"). 

@Matthew CarducciVA loans are typically only available to owner-occupants and that means that it is probably not an option for you.

From my experience ARMs typically adjust annually or semiannually so you get a fixed rate (often lower than 15 or 30 fixed) for that period of time.

Hello, I do not know of any but there are really only a couple documents you need on a typical buy or sell.

Renovations are being completed within the next few weeks, at which time the property goes on the market.Scenario 1 - The property is sold, my note is paid back, and I receive 20% of the net profitScenario 2 - The property is re-financed, my note is paid back, and the property is rented.

Rental Agreement + Option to Purchase AgreementRental Agreement: a typical lease agreement with the total amount of rentOption to Purchase Agreement: this includes all the terms of the Lease Option such as Final Purchase Price, NROC (see below for more details), and how much of the rent will be credited back as rent credits (I typically charge above market rents and use that extra amount as rent credits).I have the Tenant-Buyer sign both of these docs and pay me the Non-Refundable Option Consideration (NROC).

What are typical ROI's on single family homes in B- or better areas in Fayetteville?

The most common general answer I've received is keep it simple while your small.

Typically, I look for properties that have some value add play and can be obtained at a 7-12 percent cap rate. 

So if the purchase price is 950K, then that works out to roughly 17K per unit; and if the purchase price is 850K, then that works out to just over 15K per unit.Per unit prices like that usually indicate that the location might not be so hot and the typical rent will be low.