@Jonathan Key  I missed that story but Thank You for bringing this issue to Bigger Pockets where so many REI across America can reflect and respond to this post. 

The improvement costs are a direct reflection on what I might make as profit and influence my decision on what improvements I can make.  

I am interested in engaging a virtual assistant to help create and email me monthly and annual financial reports on my properties, which currently consist of three SFR's and one parking lot (leased out NNN).I would like someone who is already knowledgeable in how to set up and create real estate investment financial reports, including key metrics that also reflect the applicable mortgage.  

You should give her an offer reflecting an 11 or 12 cap and see how she takes it 

With new property, not reflected on your tax returns 75% of the rental income will count towards your income and qualifying.

So the fact that listings are low might reflect more on the owner occupied market than the investment market (althugh from everything I have heard and/or read investor activity is also very hot). 

Over the past few years I have been observing the property management companies in our area (Vancouver) to determine who is likely to be a good fit for our properties and reflects our preferred management style.Interestingly enough, I've learned the most about property management companies from friends and colleagues of mine who have been tenants.

If I do this for example and my fee is $5000 how is this reflected with the option to purchase form.  

Do a quick check the value here to see if the valuations are reflected accurately2.

This is going to become "Millennial City," with a fair percentage of retired Boomers for extra community flavor.Another opportunity arising from this rezoning may be found as a result of the new opening of most of the "commercial only" zonings for multi-family and mixed use projects here, with current market prices that don't necessarily reflect the near future.