@James Wise,We had a similar situation, luckily our worker did the first cleaning so I didn't have to even witness how gross it was.I think it's absolutely disgusting, but hey... land lording is sometimes. 

But I have done way more expensive repairs myself because I need things fixed ASAP.This seems to make sense in areas like Bay Area or L.A where are high and you’d be looking at well over $100k just on a downpayment for a property .ABSOLUTELY the best way to do it – Rental Arbitrage in expensive markets in the coastal areas, metropolitan, etc.

Its my understanding that as a property manager you cannot accept referral fees for real estate purchase and sale transactions and because you are planning on being a property manger you absolutely could not act as a client's agent a real estate purchase or sale transaction. 

I'm absolutely certain that my respond rate will be very VERY low if I get any.

I agree, a talented property manager will absolutely have a significant impact on your property’s profitability.You’re right, larger property managers use Yardi Voyager, OneSite, or MRI, and the cost is high if you don’t manage a large portfolio.

absolutely.  

You are absolutely right to mention these problems.

@Michael Garofalo@andrew nealThe IRS has absolutely no say in what percentage interest can be charged in a situation like this, or most to be honest.

Why anyone would provide millions to someone without experience and track record in that investing field absolutely boggles the mind.

That particular fact has absolutely no bearing on your situation.