Not the typical 3 weeks and high maintenance that the -elite- websites are pushing

They typically cost anywhere from $1k to $3k depending on what all your lender wants you to do.

On typical listings it would be 3% of ownership and for FHA foreclosures it would be 6%.

From your post, it sounds like they are typical tenants.

This typically means you need to do more than a 1 time shot at it.

Typically upfront and typically in cashier's check rather than personal.

You still have most or all of the operating expenses that a typical rental has.The gurus make "lease-options" sound wonderful, but the reality is quite different.

And, you'll typically need to pay for the work first, then get reimbursed.

I wholeheartedly agree with you.Using the same metrics how would ones typical stock portfolio, savings account, or precious metal vault (or any other investment vehicle) compare in 20 years time?

If you have enough properties (or a large enough single property) to make good use of employees, I feel it is the smartest way to operate...as long as you A) LIMIT the types of work (to minimize injury risk...a worker's comp experience mod increase can put you out of business); B) pay what is necessary to attract a WELL qualified employee (NOT your typical "handyman"); C) are an efficient project manager, or are willing to delegate that task to the employee...and generally support his decisions/timelines.If you try to micromanage...you will have turnover, which will be more costly than hiring a contractor.