I used a property manager (before I was one) for (1) time & headache savings and (2) the value the property managers provide by economies of scale (marketing, discounts with vendors, etc.).

The best and most appropriate way to get a value, in my opinion, would be to use a discounted cash flow model.  

The structure for this is a discounted sale, lease back, buy back.One of the partners is a qualified intermediary as well that understands the plumbing behind it to make it 1031 compliant.If you have any questions on that - feel free to give me a buzz.

On the other hand, you can flip in any neighborhood as long as you are buying at a steep discount below ARV. 

I would check your price versus competition and check your length of stay discounts.  

When a PM does charge a markup, he's usually getting a discount on the service to keep the cost stable.

Maybe offer them a discount of paying $400 and you waive the remainder.🤣🤣🤣🤣 Isn't that the truth! 

Select accounting and bookkeeping firms have access to software like Quickbooks Online at a discount, and a few of them even pass those discounts along directly to the customer! 

I would look at the value of the rentals before you make a decision to see if that makes sense for you.Regarding the furnishings, if you have to pay more for them (again here in FL, properties are generally listed fully furnished and you don't really get a discount to tell people to take the crap out - in fact, I had one guy refuse a good offer because one of my conditions was for them to take their crap!  

So there is no discount or profit to be made.