I plan to pull a standard lease agreement from the Florida Supreme Court website and review it with her next week.I have received a new job opportunity where I will be making an extra 40k annually and must move out of my home quicker than I initially expected.

Do you know if there is a service, monthly or annual fee for opening one of these accounts? 

The PM company needs that information to complete your annual 1099 and their 1096 to report the gross rental revenues received on your behalf.  

This will vary based on region but in general 2 – 5 points, 9% - 16% APR (meaning this is the annual rate so divide it by 12 to get the monthly interest amount), and documents fees can be from $600 – $1,900.

I never got the consultation, but was politely told my portfolio is probably too small to pay their annual fees (starts at $2500 and goes up).

At this point my average annualized return is about 45%. 

Furthermore, whole note investments benefit from an additional 0.5% annualized yield and are entitled to a share of any extension fees charged to the borrower."  

The original six month tenant I had extended the lease 9 times and stayed a total of 5 years, paying me about $15k over market rent annually.  

Historically this property has cashflowed, but not yielding an annual amount that's really making a high impact towards overall business growth ~12k per year.

The trick is getting from 0 too that $1m+ equity that returns 10%+ net annual in cash-flow.