Have talked to multiple members of the Krohn team just don't feel they were set up to help with my issues in a way that utilizes my money inteligently.       

She is $50/hour and has spent a considerable amount of time getting my books straightened out to utilize Quickbooks.

Even if you prefer not to include any utilities often as a landlord you are better off including utilities provided by the municipality.

I utilize these products but more for commercial multifamily where they build in an interest only period, 30 year amortization schedule, and the bank funds as much as 100% of the construction costs.

Go conservative ) - Holding Costs (loan payment, utilities, insurance, etc) - Rehab Costs (you will have a good handle on this) - Closing Costs (you will pay closing costs on both purchase and sale of home)  - Profit (minimum you would want to take on the risk.

In Colorado, we also have the HUD FMR but each PHA will publish its own Payment Standard and Utilities Standard for what they are willing to pay on a voucher. 

You will need a zoning permit, possible streets approvals, utility plans, excavation plan, building permit, MEP's, then sub contractor permits for all of the MEP's.

By your own admission you don't have a budget to utilize some of the more expensive marketing systems.

I have a few properties in high traffic areas with at I plan to utilize by putting up some “we buy houses type signs”.

Also you can save a lot of money if pm has their own handyman employees and do not need to sub out all repairs. my experience is that STRs outperform LTR by enough to cover the PM fees, utilities, and additional furnishing costs but not much more.