Fee structure for property management is pretty standard (1 mos rent, fixed lease renewal fee), though a flat fee of $99 for over $1,000 rent is nice.

Has a brand new roof and all the mechanicals are updated.

it sold for 2.2M.the property was a huge project also... leaking roof, mold, plumbing, lots of termites, 1970s everything. 

Which means even if you had an inspector there on that day, it would be a few days before you could get coverage (assuming there were no issues needing remedying first, like an old water heater, roof, etc.).  

We prettied her up, gave her a new sewer, new roof, new garage roof, cleared out a ton of junk, and put this into production in 2020.

Heres some common structures:5-4-3-2-1 - Stepdown (5%,4%,3%,2%,1%)Flat PPP - 5 year PPP and there is a 5% hit in fees at any point in time within the 60monthsAbbreviated PPP - 6 months of interest payments on 80% of the balance at closing.It's all different... just shop it out and choose a dscr broker who has the knowledge to help you make an educated decision.

Needs new roof. 

I would probably set the expectation by saying something like "We are addressing the underlying roof issue first.

For example, roofing, painting, cabinets, flooring, electrical, plumbing, HVAC, etc. 

Learn the ropes, get yourself a roof over your head and take advantage of best rates and low downpayment.