That's actually not an unreasonable spread in lots of markets.

What about capital calls and if some want to do it and some don'tYou asked for opinions, and mine is that I really admire your spirit, generosity and creativity, but there is a very high odds this ends in tears and--oddly--it is more likely to end in tears the more you bend over backwards to give your partners unreasonably favorable terms.

Generally, the residential mortgage agreement will contain a paragraph like this: "Borrower shall occupy, establish, and use the Property as Borrower’s principal residence within X days after the execution of this Security Instrument and shall continue to occupy the Property as Borrower’s principal residence for at least one year after the date of occupancy, unless Lender otherwise agrees in writing, which consent shall not be unreasonably withheld, or unless extenuating circumstances exist which are beyond Borrower’s control."

I house hack and had similar unreasonable requests by my roommates since I owned the building and am handy.

Everything seemed impossibly cheap (coming from an unreasonably expensive market), but the rents seem simultaneously too low (to cash flow) and too high (for the ever lowering BHA).

It wasn’t like it was a slum or anything all the units were recently renovated literally a month earlier before my purchase, the previous LL, went into bankruptcy I assume giving in to all their unreasonable requests.

Yes it is safer, but it is unreasonable. 

Being new to using property management, I'm not really sure if I'm receiving poor service from my property manager or if my expectations are unreasonable.1.

A reserve of 5-10k PER UNIT is not unreasonable, as @Jonathan Greene indicated (great advice all around, Jonathan).

It is unreasonable to think a floor would not have dirt on it.