3) If their handyman can't handle a repair issue and they have to hire outside contractors, many PMC's will then charge a markup for their time - but they don't tell you this upfront or disclose in their management contract.

If you’re hiring a PM long-distance, you’ve gotta vet them hard upfront or you’ll regret it later.

If I could deploy the same amount of up front cost to purchase an up and running portfolio.My calculations tell me that I can be cash flowing much more if I spend the money on a portfolio or complex.

During this renovation period would you, as the lender, want an Actual Cash Value or Replacement Cost policy in place?

or, do you cash flow only after you've paid back your closing costs and your rent ready costs? 

If you can clearly define your buy box and be up front with any program you go with, then you should be ready to go!

Quote from @Danielle Levy: Lesson learned: provide the full story up front and you'll get better advice.If you feel there's a case, put together all the evidence.

Whether the seller was open to a buyer commission or not, I wouldn't put an additional cost into any personal purchase.  

@Yooni Choi managing from out of state (OOS) with ZERO previous landlord experience - probably won't go well.You WILL make a lot of mistakes that will cost you money.

It is my understanding that the new owner will have the house at the cost basis of my purchase price, for calculating capital gains taxes or depreciation.For gift tax purposes for you - FMV.For capital gain tax purposes for the recipient - your original basis/purchase price