(or not, hehe)I'm totally biased, I own a business that services real estate professionals of all kinds regardig their marketing needs.

I’m sure you’ll agree that you live in one of the most expense real estate markets on the planet, but outside the city there will always be those blue collar communities that are home to mainly service professional types.

)                           -   Gross Monthly Operating Income              32,642.00 Monthly Operating Expenses Monthly Property Management Fees                   832.00 Repairs and Maintenance                1,000.00 Real Estate Taxes                5,241.00 Rental Property Insurance                1,959.00 Homeowners/Property Association Fees   Replacement Reserve                2,000.00 Utilities                1,291.00  - Water and Sewer    - Gas and Electricity    - Garbage    - Cable, Phone, Internet   Pest Control                   155.00 Accounting and Legal                   150.00 Advertising   Monthly Operating Expenses              12,628.00 Net Operating Income (NOI)   Total Annual Operating Income            391,704.00 Total Annual Operating Expense            151,536.00 Annual Net Operating Income            240,168.00 Capitalization Rate and Valuation   Desired Capitalization Rate 10.00% Property Valuation (Offer Price)         2,401,680.00 Actual Purchase Price         3,100,000.00 Actual Capitalization Rate 7.75% Loan Information   Down Payment            620,000.00 Loan Amount         2,320,000.00 Acquisition Costs and Loan Fees              60,000.00 Length of Mortgage (years)                          30 Annual Interest Rate 4.970% Initial Investment            680,000.00 Monthly Mortgage Payment (PI)              12,411.76 Annual Interest            114,527.10 Annual Principal              34,414.02 Total Annual Debt Service            148,941.12 Cash Flow and ROI   Total Monthly Cash Flow (before taxes)                7,602.24 Total Annual Cash Flow (before taxes)              91,226.88 Cash on Cash Return (ROI) 13.42% The property is being given to me after completing 40 year certification (updated plumbing, electrical, parking, most units are decently remodeled.

If you use an online service you can pay or you can have your prospective tenant pay.

Hi @Elaine Hesterhttps://www.yelp.com/biz/justice-law-group-san-die...You can try Justice Law Group, the owner Cameron is a realtor, investor himself, and can provide contract review services. 

However, I now have a Duplex under contract in Birmingham and did the final inspection last week and I was looking to secure funding, then my current lender told me that they don't service the State of Alabama. :/ Does anyone know any smaller local or bigger banks that would offer the same type of loans?

To echo what's already been said by some, your cash flow potential will be a function of your debt service, if any.

Yet, I feel like once someone was in the unit they would realize its not that bad of a neighborhood, and I'm a reasonable guy who cares about reasonable customer service (with boundaries of course). 

It seems the PM would be billing for service calls like this and they would never even know. 

Sometimes it makes sense in our market, sometimes it doesn't with the service fee and bed taxes.