That makes it hard to use a lot of these services with any sort of confidence.

You wouldn't get the credit for the full $250.00 you would only get credit for $100.00 which was the amount you paid over and above the current market rents as per the appraisal. 

All of the painting professionals we use say that flat is the way to go, but I'm wondering if this is because they know they are going to get a full paint when the tenants move out because after a year of living, there's no way just touching up will be sufficient. 

They are affordable, with a deep staff, two locations, great customer service and an attention to detail.

I have my taxes/insurance figured into my Net Operating Income, so I should exclude taxes/insurance from my Debt Service costs, correct?  

@Bob Floss II we are currently just looking for a full investment to rent out with a property manager.

I also accept direct messages.What I am looking for in an Agent Ability to set me up with a daily email alert with new listings to the MLS + price adjustmentsAbility to recommend me contractors(roofers, plumbers, electricians, etc)Ability to provide comps for properties that I am interested in.Knowledge about the areaWhat I will provide to the agent I will not ask you to lowball on a bunch of housesI am okay with you sending the listing agent a informal offer to save time from having to draft a full contractYou will get a client who is an experienced investor.

I am new to the Real estate investing world, and have recently joined a service that sends me deals that have been analyzed for a fix and flip investment.

They DO NOT pay full value.

Was able to step foot in 100's of homes, from track home developments, to restorations on some vintage houses, to full on multimillion dollar estates.