By focusing on the property management market we are able to include services for tenant screening, tenant management, communications, auto late fees, recurring payments, limiting partial payments, etc. all in one place. 

I'm the buyer, Am I missing something, Sales price: $600KDown Payment: $50KAmortization: 30yrsRate: 4.5%Term 3yrsP&IWarranty DeedID StatementExtra recurring "YEARLY" mortgage principle payment occurring every June in the amount of $50KI pay Taxes & homeowners/hazard Insurance all maintenance & repairsMust use a Independent Loan Servicing Company (I'll pay for)Note to be recorded seller provide clear title

It nets $50k after the normal, recurring expenses such as utilities, wages, etc.

Your depr. expense might only be $1,000 each year going forward for the next 15 years.As to what to ask for, the P&L will give you a good idea of all the expenses incurred but I would try to get a three year history so that you could see what is "normal" operating expenses and what are "capital" non recurring expenses.

For example, if my client is putting 10% down on a $1M purchase and I reduce my commission by 1% ($10k), that would only reduce the amount my buyer must pay out of pocket by $1k (well, technically only $990 since technically the price after reduction would be $990K, but you get my point)Alternatively, if I leave my commission at 2%, but inform escrow that I am going to be crediting my client, say $5k, to be used towards their recurring and non-reccuring closing costs; they save 5x as much, but only cost me 1/2 as much as the reduction.

The recurring expenses monthly are about 3k.

You can also setup recurring monthly payments.

It also allows the renters to set up recurring autodraft - we don't require that, but half our tenants use it, which is great. 

I have been using QuickBooks online and generating recurring invoices for the rent and receiving payments against that.  

I have noticed a recurring theme everywhere I have been so far in the BP community and that is to read Rich Dad, Poor Dad.