So multiple eyes and local expert providing local cost and input on lifespan.Here is an example that has a part that is more expensive in my market than other markets (unlike most parts that are the same everywhere, so in this case your cost should be significantly less due to both cheaper part and cheaper labor): $1600 40 gal water heater installed (this is good price for a plumber, a little high for a handyman) with expected life of 12 years (i have some that go 20 years and some that die in less that 10 years (mostly rheem die in less than 10 years), 12 years is fair life expectation

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

As someone who used to provide housecleaning services on their own time, in addition to being an acquisition specialist, I'd say if she has written terms for that or a website or service page stating that to agree to pay her.

I had a local bank provide a 1031 without fees. 

Sometimes making a smaller profit and providing value is far better than holding out for a bigger payday on a bad deal, I like that.

You manage the headache of guests and communication, cleaning, etc. and he provides the property, but shares in the expenses and profits.

I think this will all start making more sense once you start analyzing deals and working with an agent that can provide some insight. 

There are some public sources (www.city-data.com) that can provide good baseline information.

Travel nurses are making bank and sometimes I think the locums companies provide lodging.

Private funding from a relative may provide flexible terms and reduced financial risk, but formal agreements are necessary, and interest paid is deductible for you but taxable for them.Traditional investment property loans offer stability and tax benefits like deductible interest and property taxes but require larger down payments.