Right now, I’m seeing max LTVs closer to 80% on purchases, though before COVID, we sometimes went up to 85%.Also, keep an eye out for lenders who promise amazing terms but demand large commitment fees upfront.

Anyone that is looking at your assets is always going to need to factor in property management, so you can show that as a real expense (and really make it as high or low as you want).I work in a vertically integrated real estate and development company, and I cannot imagine how things would run if we did not have an internal property management company that essentially works for the other companies but also stands on its own.

When you add on your new lease fees, lock box fees, inspection fees etc. the percentage creeps far higher.

Is saving the fee a PM charges worth the potential thousands in cost and headaches?

A replacement cost should factor in depreciation.Airbnb knows exactly what they are doing when the scam hosts by not paying 100% for repair costs. 

as far as cost that depends on too many factors to cover! 

Owner will need an Annual Owner Statement from your acconting system, reflecting those gross collected amounts and all expenses, including your management fees.

It is hard to pin down specifically, but that seems to have been a factor in a few of the ARV-Appraisals that I've seen and has impacted the refinancing process.Otherwise, it has been a great market for my clients, great cash flows and repeatability which has really helped as they have scaled.

you can't really micromanage tenants.All you can do is create systems with some flexibility.Again, if you read how we charge our Processing Fees, they encourage the behavior we want, while discouraging (via fees) the behavior we do not want. 

Avoid basing it on uncontrollable factors like taxes or insurance.