I typically find when I see net numbers like that presented by the seller that they have not been properly maintaining the property.

You really need to meet with a good tax professional in your area,  transferring effective ownership to you could trigger gift tax plus their basis in the property would also transfer to you so I they owned it for a long time this could be a disastrous tax move.  

I’d love to pay $1,000,000 in referral fees because that would mean I kept $3,000,000 in profits…We built the app to enable all agents (regardless of your time in the business or your marketing budget) to expose their profile and effectively deliver our contact information (along with some detail about our specialization) directly to anyone that has a referral in our local marketplace.

"A consumer who maintains a trusted relationship with a broker should not be compelled to accept the services of a stranger in order to make that transaction."

I bought my first rental property in the last year, and I have some questions about maintaining the hardwood floors between tenants.

Their credit may be so poor now that they believe that they cannot open anything that would resemble a bank account or that it would be too costly to maintain.  

., roof etc. for renovations-Local lenders (who maintain their own RE portfolio)- (i have heard the Schertz Bank and Trust is a portfolio lender...are there any others?)

If it's your job to maintain a premises, then you're liable if you don't.

It's cool to hear what is effective in other markets!

This will have significant effect on cash flow.