This isn't inclusive but should give you a good start.

@David Wandel thanks for the feedback, it is stated below but I just assumed the price was all inclusive.

(I bought two refrigerators for clients my first year after forgetting to include them in the "inclusions.") 

If the money is going into your friend's personal bank account or LLC bank account they have full access to the funds and full discretion on how it's used2) Is the 30% return a cash on cash return or is a total internal rate of return (inclusive of cash flows and appreciation once property is sold)?

I am suspect about that PM fee being all inclusive (finding tenant replacement, inspections, repairs, tenant turnover, etc.).  

I was thinking it would be easier to charge a little more and take care of utilities and lawn care and make it as similar to all inclusive dorm experience as possible.

.- Its 3/2  currently rents for $1000 p/m- Its 2/2 currently rents for $800 p/m- Its 1/1 currently rents for $600 p/mSome of the cap x tentatively planed are:   upgrading the apartments with modern technology ( inclusive of appliances), making the property 100% gated, adding 24 hr security.My questions are:- is it realistic to target an increase of  at least 50% in rent?

I like your point about the price per can going down the larger the pack, and I will also acquiesce on the fact that many of the projects I speak of are inclusive of rehab on existing structures (putting more money into the GCs pocket getting to run the remodels as well).

(all inclusive!)

Wraparound mortgage or all-inclusive trust deed (AITD)Property is located in Los AngelesSales price 3,800,000Down payment 950KSeller will give Buyer AITD for 2,850,000Current loan 2MSeller carry 850K Interest only 5% No prepayment penaltyBalloon in 24 months