An online bank (for smooth day-to-day money movement, low/no fees). 

For example, I once re-roofed a house where hidden layers of shingles and extra decking added unexpected costs.

Failing to conduct thorough due diligence could saddle you with the seller's hidden debts

So, if you are fairly well funded ($50,000 cash) you can buy 3 times as many properties and get much more equity and cash flow using creative finance.New Bank LoanTraditionalSubject ToTake Over Existing Loan - hasalready been paid down somePurchase Price$400,000$332,196(Take over existing loan)Down 20%$80,000$10,000To SellerLoan Amt$320,000$332,196(Take over loan)New Loan Payment Rate 7.75%$2,293$1,465Take Over Payment Rate 3%Difference$828Your Savings per monthOther$0$0otherLoan Origination Fees 2%$6,400$6,400Your Savings On Loan FeesClosing Costs$3,500$3,500Closing CostsCost for length of Loan$825,307$490,512Your Cost for length of Loan$334,795Your Savings overLife of the LoanUsing Bank Cost to acquire$89,900$13,500Using Us Cost to acquire$76,400Your Savings Just ByBuying Using Subject ToTotal Savings$411,195Your Savings Totalw/Subject To0 .Why would you pay today's price at today's high rate when you can buy a house at a lower price, that has a lower rate and has already been paid down by the seller?  

How does rentredi handle late fees?

.- Did you hire a flat-fee PMC that gets paid monthly no matter what?

If its an investment it gets tougher and the rate/terms/fee's will be higher.

Acquisition Fee: biggest driver I see (and apparently all institutions too) is level of acquisition fee.  2% or less is ideal. 

So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?

Buying at peak (my 21 and 22 investments are likely complete losses), buying on floating rate loans, misalignment of sponsor (acq fee resulted in about a 5x+ return to sponsor day one.