they all have a great pitch with glowing reviews and often the deals look good on paper and Often Turnkeys are so sanitized that there is little to no meat left on the bone .

I'm in a different location, but in D areas, on paper it's not unusual to see 20% CoC.

A tenant can simply have the local family doctor or counselor sign a paper who knows virtually nothing about dogs or what an esa is supposed to legally provide as a service .

I sat in on a presentation years ago with Maricopa County and it was presented as a fairly simple process.I don't have a source for a paid entity to challenge one although I believe they exist.

Think simple and not “flashy”

I am just holding the paper and the buyers are responsible for every thing.

I was wondering if the same rules still apply with it just being a simple fine or if it could be a little worse?

Everyone runs their figures differently but the way you run them will make almost every deal look terrible on paper.

Some areas nearly none are needed, some require it for simple items.

Sure your paper return numbers in the $60k area will look better, but the real life returns over time will often not match up because of dealing with that kind of tenant class over the years .