Probably not enough to justify looking for the Sec121 exclusion, especially at ~$155k.Really depends on the rest of your financials. 

My concern is two fold, one why stop the appointments and two wouldn't it make more sense to have prices to go along with the inspection pieces to justify the price reduction? 

To me this alone justifies using a PM. 

But it is justified by the rent I command. 

You'll want to get really picky about which comps you use for justifying your revenue projections.Consider location, amenities, ramping period (including likely discounts for first guests), as well as "x" factors like design and theme of the top-performing properties in your neighborhood.

Fees should be clearly stated, easy to understand, and justifiable.

I had a plumber come out and it’s around $5k to get washer/dryer hookup installed upstairs which I may pursue but not sure if I can justify this at the moment due to not having a huge emergency fund.

Because residential RE is not passive, for me to choose residential RE as an investment, it has to not only meet the expected return of more passive options but exceed the expected return by enough to justify the effort.

I feel this more than justifies a rent increase.  

In some markets you can only justify doing a basic, cookie cutter, Home Depot remodel.