We put in around $15,000/$20k worth of construction & furnishings to bring it up to Airbnb standards.

One tenant in particular that was a nightmare (we had to evict and learned some HARD lessons with house standards), which impacted another tenant who started also being difficult. 

(Source: Journal of Accountancy, IRS Publication 925, Section 469 of the Internal Revenue Code)

Evictions cost about $1100 and then about a month of no rent and about 5 grand in rehab seems to be pretty standard from my experience. 

The Houston Housing Authority (HCHA) just released their 2024 payment standards, and they're considerably lower than last year.

It is about 1300 sq ft, I'm leaning towards LVP throughout and a pretty standard kitchen update-white cabinets, granite or quartz counter tops.

You can see if you can apply and qualify for a loan through the bank but most banks will follow federal standards and guidelines which allow them to sell the home to Fannie or Freddie if they so desire.

But I cant depend on this PM hence looking for anyone who has few under their belt and understands how international student market in this neighborhood works. 

One of the things that make "Agency" guidelines good is that they are standardized across all states so you will not find many differences in Conventional, FHA, VA, or USDA loans. 

Most PMC's will charge a lot more than the industry standard 8-10% of collected rents to manage a Boarding House - which is what you have.