The fee covers the extra admin cost of filling the vacancy. 

We have insurance to cover dwelling.

Like if we have a $200k refinance we could take that money as income without the tax hit and as long as the debt service is covered by the rental amount we would be covered. 

We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

I'm considering upping my aggressiveness on remediating this issue with something that will cover up the color of the mold so it will indicate better remediation efforts to future potential buyers. 

If only the outer roof covering (membrane, shingles, etc.) was replaced but none of the underlying roof system, it is not a restoration and you can expense these costs.  

Lastly, it's common for the Buyer's Broker agreement to have a clause that stipulates the client will owe a commission for property which is covered by your Buyer's Broker agreement if you agree to a purchase agreement within 60 or 90 days of the expiration of the agreement.

Plus covered garage parking and all utilities included. 

Both my business partner and I put in 15k each to cover taxes and any other expenses that might come up.

So long as you plan to hold the asset for the next 5-7 years, the historical appreciation/principal paydown should be enough to cover costs of sale, should you need to exit.