Then you'd only need 3-5% down....some lenders are even offering 0% down but there is a bit of an extra fee.

It is an interesting business model, but they do charge a 0.5% fee for their part. 

@Chris ChantavongAs noted above , for sale by owner is one way to go.If you want to get maximum exposure without paying much % fees to agents you ahould consider a "flat fee MLS listing" service

In regards to rates, terms, am schedules, appraisals, fees, etc.

Appreciation rates are better than most areas of the country as well for 2018.I would go after condos in vegas because financing is limited currently but expected to loosen by year end which will increase buyer pool and values.I see HOA fees as money down the drain. 

They give you unlimited access to their database of phone numbers and emails for a flat fee (~$1k per year).

@Cheree Hill I think it will have to be a JE because it is going to be hitting both the income statement (the fees) and the balance sheet (the asset and any liabilities that may be added).

I have a lease break fee written into my leases as well.

Roof size approx 2700sq feet- gaf woodland lifetime designer shingles (gives the slate look similar to what's on the house) - If I choose plain architectural shingles, I'll save 2k- TPO PVC flat roof over 10x30 extension- soffit & fascia repair and replace where necessary (some of the soffit wood has gotten rotten and would need to be replaced)- chose copper valley instead of aluminum (said I'll save $500 if going with aluminium)- plywood mostly in very good condition because of great original quality of the wood (said I'll probably only need 3 sheets replaced)- replace downspouts where necessary, maybe he'll replace 1-2- install cobra ridge vent

I'd continue to read the amazing content here on BP but also recommend to attend local REIA's to meet investors; they typically waive the entrance fee your first time around.