The ARV needs to reflect a price based on local comps / Get really good at this!!

This way its a simpler and more fair relationship and reflects the roles of those involved. 

If I am truly running a professional property management company and offering the same (or better) services than my competitors, why is my pricing not reflecting that?

So, their score often isn't a good reflection of them.

Due to being independent contractors and we need the successful year we have had to reflect on our taxes, this set our timeframe.

I wondered how someone would scale a STR business while waiting for their tax returns to reflect the income generated from them.

If the property is in good repair they can sell the property much easier and so they tend to shy away from a property that needs a new roof or is what they deem a dump.Regarding if I can pay them every single month, they do consider any vacancies and will likely demand I have the money in my bank account to reflect X number of months of unpaid rent due to a vacancy, especially if I need to make repairs to the property prior to being able to rent it out. 

Obviously you would want something in writing with the owner to reflect that. 

@Dave ChimobiYou are using a 20% expense ration before P and I and that doesn't strike me as nearly enough to reflect what your experience will be over holding a property long term.

There is no such thing as a good or bad cap rate.Cap rates are a reflection of the perceived risk in the asset, asset class and market.