Timely and clear communication is vital.  

Approach it like this a few times and it'll become a habit and you'll end up with BiggerPockets. 

Good afternoon, I would like to see if anyone has some great advice on daily routines, habits, organizational structure, etc.

I want to give you my two cents and I'm going to link to a previous post where I commented on some vital HOA information.https://www.biggerpockets.com/forums/311/topics/405977-town-homes-vs-single-family-vs-multi-family-homes-in-minneapolisI recommend reading my post in the above link and then referring to some informational provide below.So from the sounds of how you're describing it, basically it would not qualify for Fannie Mae and Freddie Mac for whatever reason.This could be the case for many reasons.

I'm not in the habit of defending PMs (I think a good many of them are, frankly, worthless), but the reality is that a good PM is likely not charging a fixed percentage regardless of whether it's a $500 hovel or a $5k mansion.

I network by habit I guess. anyway,,  So you mean the same agent closes the deal for the initial acquisition and also on the finished rehabbed sale side. if so, thats not something that I have thought of, even though I try to keep everything win-win.

To add to the comment left by @Lynda Duke about luck, it reminds me of a quote from an all-time favorite book "Would you call a fisherman lucky who for years so studied the habits of the fish that with each changing wind he could cast his nets about them?

There are markets that would probably be more immune to recession, such as markets near military bases, universities, hospitals, other vital industries and large concentration of government employees.

But if it needs that much work I don't know how to approach the pricing.Plans could be to keep it & rent it out and thus benefit from quickly rising house values in the long term as well, or to re-hab it & sell it. 

You should contact the tenants immediately because it is sometimes a process to get them out of the habit of paying rent the way they used to.