My mentor told me I was still charging too low for the value I was providing. 

Some costs are eliminated (such as 'soft charges') while others are accounted for in the interest rate. 

You can be charged with wrong doing up to 10 years after you buy the property. 

Tried to get title search but it’s too late it seem and title company does not guaranty anything after charging $500.

Owner occuppied loans regualted in every state .. must have state license and NMLS registration.NON owner occ loans on 1 to 4 units are regulated same way in about 15 statesin the other states they are unregulated.Keep in mind though investor loans do not follow the same rules as owner occ and rates can change charges can change closing dates can be blown through etc

Also, there is a need in the marketplace for a co-living PM company that doesn't charge too high of rate. 

I would never form an entity with them when I can do it online with a firm that charges a fraction of what they charge).

My local landfill charges around $2,000 if you can haul it to them.

Generate a comp set in Pricelabs and you can go into finer details on what others are charging.

Hiring someone to do the work will likely cost too much (I would charge a small fortune, it's an incredible amount of work) and doing things as cheaply as possible will bite you in the *** later when you start having issues with your own shoddy work and/or materials.