You're providing a wonderful service to the community. 

the fee-based services seem worthwhile at least while actively looking.   

This leaves $2600 after debt service (PITI).

REIAs are a business and they need guest speakers who 95% of the time have something or service to sell.. informal meetups are a waste of time in my mind hate them.. boring.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

Build a local team for cleaning and repairs to streamline operations.

So far I am basing it on customer service.

You can even "pay yourself" the cleaning fee if you want to and do the turnovers yourself. 

Also know where your local laundromat is and what the pickup/delivery service is.

More like  2X to 5X the cash out.. these are done with builder developers on their deals So put out 300k get 300k back in profit plus the interest rate. most small builders/ developers need to have a equity partner so you just do both you lend the money and are the equity partner.. pretty clean..