They are expected to do sales, customer service, management, accounting, marketing, people management, etc. and be paid what you would pay, in any other business, for just one of those positions.

It has tenants in place until 2025 paying $1150/unit. 

Make them pay for the repair.3.

You will pay for the appliances and installation.

Also you need to figure out how you intend to cover inevitable property damage done by guests but there are plenty of solutions for that in the marketplace where guests pay a flat fee per reservation in lieu of a deposit and you get covered for an assortment of potential issues (bad checks, credit card chargebacks, fraud, personal property damage, etc.)  

I'm looking just for an accounting software that can link to my trust account.

My understanding is: most sellers will pay their commission, but what if they don’t or they only pay a portion of it?

I also career changed and took a pay cut.

so if I’m in 35% fed and 7.8% state and 7.5% social security that I pay as an employee I DONT need to pay that on rental income so wouldn’t I need to make that much more to keep $9000 after tax from w2 ? 

Having a 24 month term on the front end will also make my job easier doing the take-out loan when it's time to refinance into permanent debt, because there's room in there for a full year of tax returns to have been done in the middle (if your exit plan is to sell, it'll also make it easier on your buyer who will presumably be willing to pay a higher price if they can get an A-paper good mortgage).Ask for a 24 month term, tell your contractor you want it done in a year (and make it financially worth their while if they can pull it off), internally/mentally plan on 18 months, and I'm putting you on notice now to do your tax returns on time, rather than extending them (don't fight me on this, please just do it).Trying to get a renovation mortgage like this for only 1 point is likely a waste of your time, but if you want to ask, after you've secured the above as a 'done deal,' go for it, can't hurt.