I'm thankful to understand how the seller is arriving at their numbers.

Sometimes things pop up after tenant move in that were not evident before, so stuff happens.... but your list is pretty long to have missed all of that. 

thats my two cents on it From someone who has never owned a PM company but has managed a lot of my own stuff..

We also provide a welcome basket that gives them items to get through a few days so they don't have to go shopping right when they arrive (2 toilet paper rolls, 1 paper towel roll, small dish soap, small hand soap, 2 dishwasher pods, 2 laundry pods, 3 garbage bags, scrub brush for dishes, a few coffee pods, some sugar packets, etc).

My family is very frugal and minimalist, so other than food and baby stuff and a monthly public transportation ticket, 10 dollers a month for cell phone,  we have no expenses.So what do i do with all my income?

I probably will go this route myself as an experiment along with putting in the agent comments no FHA offers accepted and use my lender to get first consideration... blabla all stuff that suits me and not the actual selling price or days on market.

I am subbing out my plumbing, electrical and HVAC, I want the family friend to do my sheetrock , floors, kitchen cabinets stuff like that.

I like the new construction products they offer that seem to be in better locations with more upside vs some of the cheaper stuff in the midwest. 

Let builders and developers build stuff.

My business partner and I have a joint LLC (shared business bank accounts / credit cards / etc) - pretty standard stuff.