Practice your pitch!

If you can put a lot of more money into it, it wasn't probably set up properly to minimize fee.

Thoughts on how to pitch this to her?

., Given the current housing shortage, this is not surprising.One should probably consider the feasibility of bidding within the parameters you cited, doing a minimal "lipstick on a pig" fix, and holding for rental income.

It's free, and there's no sales pitches, just investors talking story. 

Heard some agents & PMs pitches, but really don't agree with their views given how intimate I am with this city among others.

Baselane's fees are minimal (depending on the features you use).

And, I minimize the cost as much as possible since there's no point in pouring tons of money at a depreciating "asset".

But my struggle is finding/pitching the value add to them?

I have the appreciation play / minimal cash flow in Texas right now, so the Akron plan is to maximize steady cash flow.