@anu (hmm auto complete isn’t working) I think HOAs can be good because they handle the grounds and exterior/roof for a dependable amount.

I started making about 20 times as much money every year after I lost $1 million two times and stopped listening to advice from brokers, friends and relatives.I started purchasing single family homes in 1972 and did not have the business experience or business maturity to handle tenants.

As for those who don't pay, you don't need bouncers - that's what "Pay or Quit" notices and the courts are for - handling evictions.

Otherwise, most other banks will go up to 89.9% LTV at prime +/- .5-1% so if you're not trying to go up to 100% I would go to whoever handles your personal and business banking just for ease of use. 

NOTE: The Philadelphis Sheriff's office does not handle the paperwork to start the lockout process for landlord tenant cases, so you have to contact the Landlord Tenant Office instead.For all my previous evictions in Philadelphia County, I had to wait 10 days after the judgement to file for a "praecipe for writ of possession" and a "writ of possession".

If you can't handle it, then you shouldn't be an entrepreneur, let alone a real estate investor. 

How will you handle property management and repairs if you're working all over the place?

As far as how you handle last months rent if she pays until re-rent Month 1, month 2 then you return last months rent because Month 2 is the last month and the security deposit minus deductions. 

Not to barrage with additional questions in addition to the overarching one above, but:What type of originators would handle this? 

Real Estate Investment is full of surprised and you need enough capital to handle vacancies, repairs, etc.