David,Refi, or raise the rent. 

I'm sure the debt you'd have to service on this loan would be less expensive than a hard money loan, also this option keeps your cash reserves higher thus your risk exposure down - as you would only have to make monthly payments and come out of pocket for the renovations.Just make sure to do the necessary renovations to get the dollar value you are seeking on the sale and I'm sure this opportunity could be the one to get the confidence under your belt to continue investing down the road!

If they don't offer PM services...you cannot do so either.

We are going to be offering on this building and are going to be raising money to fund the down payment.

I wouldn't purchase it on the assumption that you might be able to raise the rents. 

Then they email me, tell me about the tax issue and raise the price by 5k on each property.

I think his attitude towards the errors will speak volumes as to whether or not you should continue with his services. 

When I think of surcharge, I think of a charge on top of a charge, for example if there was a maintenance call to an apartment that amounted to $100 for a furnace service call that a PM uses, then bills the owner of the property $115 (15% surcharge)...is this what you are asking about? 

Today, I'm happy to report I have no mice, the gutter is not doing more harm till it can be properly repaired in the spring, the bathroom and kitchen were repaired for $140, new, qualified tenants are moving in on December 1st under an enforceable lease, and the rent was raised $25/mo.

I've seen  a couple articles online about people who have used Quicken Loans "rocket mortgage" and  suggest it is  very good for rates, customer service and being user friendly .Have you used Quicken Loans?