So my recommendations are 1) get an attorney involved so you know what your able to do legally and s/he can draft up the proper legal documentation to support the path forward, 2) consult with DSCR lenders to understand your prepayment penalties and bake that into your exit strategy with your private lenders, and 3) consider the cost of capital in relationship terms rather than monetary since that matters more than getting the money.

In addition to just an inspection, also had a full recurring maintenance list for a flat monthly fee.

pid=1869Houston Real Estate Highlights in July:-Single-family home sales fell 17.1 year-over-year, their fourth and biggest decline of 2022 as the market continues on the path toward a more normalized, pre-pandemic pace;-Days on Market (DOM) for single-family homes was flat at 26;-The ‘Close to Original List Price Ratio’ for single-family homes fell below 100 percent for the first time since April 2022, meaning that most buyers did not pay above list price for homes on the market;-Total property sales were down 17.4 percent with 10,180 units sold;-Total dollar volume was off 9.0 percent at $4.1 billion;-The single-family average price rose 9.9 percent to $426,494; -The single-family median price increased 12.7 percent to $348,740;-Single-family home months of inventory registered a 2.5-months supply, up from 1.7 months a year earlier.

I am under contract on a 4 unit property with over an acre of flat land.

@Jesse Wexler-  thanks for the  question ....representing yourself  sounds like  setting yourself up for possible  problems .....can you locate a  local  agent that is willing to represent you for a  smaller  fee / flat fee ?   

So, just bake the cost into the rehab cost.

I have four vacancies, an SFH, 2 Flat, and a condo for a month. 

If they stay flat I'll hit my target.

Single-family home sales fell 17.1 year-over-year, their fourth and biggest decline of 2022 as the market continues on the path toward a more normalized, pre-pandemic pace;Days on Market (DOM) for single-family homes was flat at 26;The ‘Close to Original List Price Ratio’ for single-family homes fell below 100 percent for the first time since April 2022, meaning that most buyers did not pay above list price for homes on the market;Total property sales were down 17.4 percent with 10,180 units sold;Total dollar volume was off 9.0 percent at $4.1 billion;The single-family average price rose 9.9 percent to $426,494; The single-family median price increased 12.7 percent to $348,740;Single-family home months of inventory registered a 2.5-months supply, up from 1.7 months a year earlier.

Or you can credit them a flat fee.