Sometimes the client covers expenses and my fees are paid at close. 

I would pull the cover off the a-coil and see what's going on in there. 

One time I bought a note in a state I don't normally operate in and then realized my servicer didn't cover that state.

The parking is not covered and next to the complex.  

.* Old electrical is 💩I got weak one time and looked at a house built in the 50s and removed an outlet cover to see the wiring. 

First, I am totally new on this ...The only part that I disagree with your calculation is about the "subtracted 20K purchase and sale fee" - as these are being covered by your added cash of 28K, not in addition to the 28K.Thoughts?

Unfortunately the vast majority of landlords do not screen very well and rarely understand human nature.

Usually in a regular contract the seller covers a basic title policy for the buyer but special endorsements added to the policy are the expense of the buyer.Anything is pretty much negotiable.

I’ve considered different things such as covering renovation costs for some of the profits upon sale, seller financing, asking them to rent the property out and I will manage it for a fee, or just simply list and sell.

It's just a matter of knowing your preferences and working with dependable agent/PM/contractors to cover you.