When the time comes, and they want to write contracts, go with a non-inclusive buyers rep contract.  

Ask the owner how they market and if you hear "word of mouth", the "phone book" or "sign in window", game on.100% occupancy - Shows they may not be trying to maximize the rent and prefer to stay below market for ease of management (or ignorance).Rent roll - Tenants on the rent roll for 3+ years with no rent increaseRent roll - Rents all set at $25 or $50 incrementsP&L - Shows $0 late feesManagement - Self managedVendors - Only use subcontractors (they don't use MF specialists for painting, flooring, equipment)Not all inclusive and not all are value add flags by themselves but some signs to look for.

Hey @Chris Morey, thanks for sharing your situation.I'm not an expert on the Portland market but here in the Bay Area and Seattle, I have found full-service property management companies that charge as little as 3.5-5% all inclusive.

Example if someone is renting duplex for 800 inclusive each unit, so do I count my monthly cash flow 1600/2 minus mortgage or do you count after you pay utilities. 

hard money will only get you to 70% ltv.you need to find a seller who can let you wrap (all inclusive deed of trust)for a couple of years.keep an eye on your credit and at a certain point banks will lend to you.

(this would make the deposits/fees $1825)I was thinking of having the $1450 security deposit inclusive of the non refundable pet fee of $375 and Cleaning Fee of $250.  

If we add that $52k into the cashflow and tax benefits we are left with a all inclusive after tax return of 26.3%.

What would be the best all-inclusive property management companies in Nashville for this?

@Dustin SalmonThis may be a pointless inclusion, but it may be worth checking into:Be sure you are not adding too much square footage to your pour, in some municipalities, you will be required to install more storm water inlets.

If you have lots of cash available, you can try to GC it yourself and potentially save money, but my recommendation would be to get all-inclusive firm bids from reputable GCs so that cost overruns are not your problem.