They have refunded my startup costs and have agreed to not charge our company anything until we get a deal.

ARK also charges a flat franchise tax on ARK LLC's and out of state LLC's every year, of $150.    

My guess is the 10% mark up because that's far less than any reputable GC will charge for their services. 

We also have an operating agreement that states that I will be handling the daily operations and I'm basically in charge of the whole business.

I can only see the benefit of forming a self performing property management company if you believe you can be more effective on cost and service than the local 3rd property operators and even cost can be tricky to calculate because most focus on the management fee that's charged rather than the cost to put out fires when they do arise.

Find an Ohio lawyer to not only defend you on the government charges but to go after the contractor.How much real estate experience do you have?

An agent can provide information and guidance…an investor is still in charge of making the decision to buy or not.

She apologized but did not rebate any of the fees which when I require a second visit I get charged (and she did charge me for a second visit because some railings were down at the powder coat on her first visit). 

.:)It all depends on how much time is available to frequent stores/Facebook to find newer modern furniture.

Can I charge him my late charge which is currently $100 after I get the rent on the 19th?