This is nuts.I was constantly on the PM  to get this sorted, I was hesitant to terminate them but that is a lesson learned that I have now paid some school fees on 

Again, after federal taxes, recapture fees, renovations, agent and misc selling fees and rental expenses. 

Unfortunately, in that location finding a reasonable contractor is almost impossible or their fees are unreasonably high (I mean it). 

Stack enough focused hours over enough days, and momentum becomes unavoidable.Cignetti’s turnaround is proof of what disciplined execution and healthy culture can do.

They may not like your policies but if you are generating bookings you are going to get featured regardless because at the end of the day they want to rake fees from the hosts and guests, and that can only happen if people are booking. 

It does include a fee for my time as GC (I've made that mistake more than once, live and learn) and all finance related costs for 12 months. 

Wholesaling – Finding off-market deals and assigning them to investors for a fee.

What place am I in the capital stack?

Maybe Flat Fee PMCs, that charge monthly fees whether property occupied or vacant, aren't using the best business model?

HOA fees, rental restrictions, insurance, and future resale demand all matter a lot more here than with a SFH.The biggest thing early is to start looking at deals.