However, for us usually the late fee is $100 on the 5th and then another $5-10 per day they are late to incentive getting it in faster.

This will be much faster.

These normally come in a little lower than a full appraisal, but are faster and cheaper (pro/con). 

I recommend doing it in columbus because you can get low-down payment options at 0 to 5% with other grants and the properties here appreciate a lot faster than other markets. 

If I have the right company, they will help me beat market averages for vacancy and maintenance.You are not asking for too much with your post and expectations of a turnkey provider. 

Instead of going all-in on one deal, consider using financing to spread your funds across multiple properties to scale faster.

My cost to operate using their current expenditures (which I have intentions to reduce) would be at $400,000 conservatively. 

If you seller finance you no longer own the property but instead own the note which are more passive, no repairs, no maintenance, no tenant calls, little to no liability, more liquid (can sell faster to get your money back if need be), very scalable and less cost to manage the asset.

This scales faster in the short-run but you'll quickly run out of capital and be stuck saving cash flow (and other income) to buy the next rental.I hope that helps.

Flooring is an exception to this since LVP is higher priced, it does last a very long time for something that will get beat up over the years.