My little calculator tells me I should still be better than 1.25 in any scenario but just thought I'd check with some more experienced folks to have a better idea of what to expect.    

@Adam ZbiciakI've been pricing these in the high 8's and low to mid 9's for most scenarios, similar to as you've described here.If you have a larger loan, stabilized with good cash flows, strong experience with 9+ properties, and strong liquidity, I've quoted these in the 5's (at par) at 55-60LTV with a Family Office I work with. 

Sharing access through co-hosting is a common approach that allows the PM to perform their duties while you maintain control over the listing and its reviews.

While it is most common for SFH lawns to be tenant-responsibility, we are offering a weekly mowing service for $100/mo due to being such a large lot, if applicant/tenant so chooses. 

To add to the scenario I got a hard money loan for a fix and flip.  

You also should have better screened the PMC before hiring them - a common mistake!

My question as a new BP member is what you do with the following scenario?

Umbrella coverage may be good for some, based on the facts not entirely sure its necessary in your scenario.

Since tenants are not all the same schedule, there are no bottlenecks for kitchen or bathrooms use.Lower level: Large unit for the onsite-manager with private kitchen and bath (has windows in every room but is partly below grade), plus the common area laundry room, and managers’ tool room / storage room.What made you interested in investing in this type of deal?

-Solomon NguyenI am in a similar scenario as you, somewhat.