My kitchen counter is smoothed finished with an epoxy, it's not as durable you can see hair line scuffs over time.

If you can find something with some "hair" on it through a wholesaler, make some updates to it, lease it up at top efficiency, you could still do well.  

More money on the split for the brokerage and less liability working with home buyers on vanilla deals than a bunch of hair brained type ideas some investors will come up with to make money.Brokerages do not want that type of liability or spotlight on themselves from the real estate commission.Real estate commission is like the IRS.

Hey @MJ Barnett, I think I've seen that one...does it have a hair salon in the front?

Renovated the property in five months and began to work, and they’re running a gym / spin studio, and a hair salon, and paid the building off within less than three years.

I think the level of reserves you are describing might make any lender's hair stand on end in fact.

I use bulk pack lint rollers you can pick up off Amazon to collect any hair left on the beds, which is huge never-want-to-see for guests staying in your place. 

If you can show that there is animal hair in the air ducts or paw scratches on the floor, document that and you can bill for it to be cleaned/repaired.

As others have mentioned, resident managers and management companies with a niche in this size property are possible solutions...plus added vacancy and maintenance costs in your proformas.Regarding fees, I would recommend a structure that had better aligned interests than one with lease up fees...and with 10-50 unit properties, you likely can get a hair cut on the 8-12%. 

Too busy chasing tail and styling hair I no longer have.