I read in the past where newbies have provided really low repair cost and when the actual buyer sees the home, the amount doesn't match.

its like a 50/50 shot.....i actually found my moms long lost nephew on there......so im a believer of that site lol

Keep them up to date on the situationand do not over promise and underdeliver 

The actual unit maintenance is virtually the same as a regular HVAC, mostly be sure filtration is clean. 

First, you can't terminate the lease until the natural expiration date or until all parties agree.Other than that, I would just write a simple letter explaining your intent.

So I actually want an additional cushion in case that happens.

To date we have gotten the rents to market and are cash flowing $100-150 per door!

Verifying some older Google Map street view dates that suggested this property was on the market for 4 yrs, I thought it might work to reach out to the listing agent and offer 10% down, with seller finance.

Thanks Todd, that's exactly what I'm doing, actually an opportunity just presented that might solve my issues, is a 3 flat in a decent area in Chicago, it needs some work and has only one tenant, the owner has passed and I might be able to pick it up for $260K cash, is in great condition and only needs cosmetic work.

I've been looking for houses for about 8 months. 1999 Market was on fire I put down several offers on homes people would come in with cash offers and get the property or there was a huge line of offer prior to mine.My aunt actually found the house that was for sale by owner.It wasn't in the best condition but I knew I could do the work and fix it up and turn a profit on it and it sure bet renting.