My PM suggests $725-750 and this is the number I used when doing the numbers buying the property (understand that my numbers look terrible with the current rent) .

Or, so terrible it's not worth talking about?

Here are three examples:I used a mortgage firm with very low fees, but when I tried to cashout refi quickly for upcoming auctions, they were terribly slow and I missed three auctions - so it cost me a fortune in lost deals.

Terrible lesson in getting things in writing and never trusting family.

Finally, make an exit plan in the event one of you want to leave and an exit plan in the event something terrible happens to one of you.

I think that is terrible advice. 

If you have something people WANT to live in vs HAVE to live in you'll have a much better time.That 3/1 in a warzone with terrible schools and no sense of community... only people living there are because they literally have NO other option.

If you had four of them, it would put you at $242/mo for water and sewerIn my other duplex, I inherited a terrible tenant with a unemployed daughter and deadbeat boyfriend.

The bigger issue here is that the schools are terrible.

Forgetting about what the law says it's the mark of an inexperienced landlord to accept less than the agreed amount and it's sets a terrible precedent.