Below are some actionable steps I plan to take after identifying a market:- find a rock star agent by referral and/or calling brokerages and asking to connect with their top producing agents- find a rock star contractor by referral and/or yelp- have control over construction by setting per diems to incentivize contractor to finish the project on time, within budget, and with good quality- leverage my rock star agent's time to check up on the construction process (checks and balances)- hire independent handymen/inspectors to check up on the construction process for a flat fee (checks and balances) There's competition everywhere, you won't escape that in any market. 

There are other factors that determine what they will pay for your unit and the family who applies. 

I have been playing the multifamily game for almost 10 years now, and the GRM is one of my least favorite methods personally since it ignores so many important factors (steam boiler versus electric baseboard heat as an example). 

the fee-based services seem worthwhile at least while actively looking.   

With compensating factors I have a really good 15% down option on DSCR

There are a ton of factors that do into this.

Is this really a critical factor in seniors choosing retirement homes. 

Yes, those are the standard fees and pricing you'll find at most PM companies.

Qualified renters can opt to pay a non-refundable monthly fee instead of a traditional deposit.

Your management fee is way too low, especially if you're doing everything for the owner.