So for example I'm very conservative and don't want any debt on them because I feel this hardens them in case of a severe recession.

So, if a tenant is paid on the 3rd or 4th and initiates payment on the 5th they do not incur a late fee. 

So, when investing in areas they don’t really know, investors should research the different property Class submarkets.

The owner is making money so the PM should also make money.

Type Line Item Fee Fixed Fee Collected Rents 10% of All Collected Rents New Tenant Search & Onboarding $600 Variable Fees Business Hour Service Calls $90/hour + Materials Cost + Tax After Hour Service Calls $120/hour + Materials Cost + Tax 3rd Party Coordination HVAC Cleaning & InspectionGutter CleaningSpring/Fall Exterior CleanupSeasonal Mowing & Weed TrimmingSeasonal Snow PlowingGeneral Contractor Negotiated Vendor Cost + 10% Oversight Fee  

I assume you're going to sell it to a developer, so sell it as is and let them deal with it. 

u set the fee.. these are furnished of course. so in our case this was a second home we used for a few years so it was furnished .. not over the top like if we lived there permantly but still nice. 

Inside your 20, 820 and 635 loop you'll likely have to put 40% or so in the deal in order to cash flow positively.

I've owned a bunch of condos, so I speak from experience.

Assuming your debt is SUPER cheap and only costs you 12% you’ll save $22,800 TAX FREE  So the combination is saving $60k at 12% (or more) is $7,200/yr and $130k in the bank at only 4.5% is another $5,850/yr  so you’re over $13k GUARANTEED instead of a chance to make $7,200 before taxes