My best advice is to work with a realtor who is also an investor and can easily plug you in with their systems and network of GCs, PMs, and lenders.

The system is very clear cut, making it simple to navigate.

When I confronted them, they defended their quote, stating that they go off the industry standard and a portion of the labor time is for "testing the system after repairs to ensure safety."

Mastering the process in one area will help you build confidence and create systems that you can replicate in other markets later on.Starting virtual wholesaling can be a game-changer if done right.

Under the current system the commissions are just rolled into the price.The problem will be when an independent buyer wants to see a house but won’t sign a buyer’s agent contract because he doesn’t need an agent.  

Things that come to mind off the top of my mind are, indoor sprinkler system, ramps / ADA Access, walk-in showers, fire extinguishers ect.

I'm happy to pay for systems to save time and guidance but the fee seems ambitious and I don't love the idea of forking over large percentage of profits to be told what I can and can't do with the company. 

@Andrew CarlsonI’m absolutely loving the comments, but here’s my take, if she has a system in place to keep her customers (based on what you said) or her friends (what it could actually be 🤷🏽‍♂️) organised and respectful when they’re over at her place, that’s clearly been working, then you need to keep collecting that steady rent and possibly even up the rent and get her to sign a new lease.

@Robert Rixer, I don't know how creative these are, as many are common plays:Valet TrashFencing in first floor yardsProviding washer and dryers for added rentReserved, Covered parkingTech PackagesInternet and Cable contracts, with reimbursementsPayment Plan rents, with small service charge (i.e. bill 1/4 rent each week)Reserved Rental cabanas at poolPrivate pool party rental optionGolf Simulator in clubhouse - fee basedOn site, self serve car wash (quarter feeder style)Charged group fitness/personal training servicesGame room in clubhouse with monthly subscription for tenants (Xbox, Playstation, etc)Changing out high maintenance grass for astro turf or lower maintenance/lower water use shrubberyBut ultimately, I think a lot of NOI increases come from deep dive into understanding EVERY expense and finding ways to minimize them, and/or no outsource them.Train maintenance team on basic HVAC and appliance repairs (find way to get them licensed as needed)Buy paint sprayers for faster, easier turns versus having to hire a contract painter, and possibly repaint whole unit each timeStandardize all finishes, so you can buy in bulk, everything from hinges and door knobs to cabinets, paint colors, and light fixtures.Potentially get leasing people onto lower base salary with higher bonus potentialBulk/bundled insurance across portfolio (even better at scale is to self insure)Regularly test sprinkler systems for leaks.Non-NOI, but benefit to you: partner with insurance agency to get referral kickbacks from your tenant base for renter insurance.  

This makes for a complicated system.