The sheet rock is more than likely destroyed and maybe a window or two or all of them.  

We used to use Tiger and they were excellent.

Also for an LLC to apply for a financing, does the lender take into account both (or all) partners credit worthiness or is there/could there be a primary?

I've done so much research and writing out excel tables and calculating, and now at the end of the year I plan on getting a second property when a deal comes along!  

Go make friends with them... it will be an excellent step forward.

Does anyone have a rec for a spreadsheet that shows the basics of P&L associated with a rental property, but also lets you input hold period and value appreciation assumptions so you can get a full picture of the ...

You will find BiggerPockets to be an excellent resource I am sure .

Oral agreements don't hold up in court.If you try to lock it up without being able to see the inside it's a big risk unless you have buyers willing to take it on.

But, that's probably not going to fly, so I would respond with 'My rate is 25%, for any or all of the services that I provide

Your PM needs to have an excellent reputation and ability to get quality tenants and retain quality tenants, raising rents (nuisance increases yearly).Some people on BP have reached out to me and are on their 2nd or 3rd PM after 1 or 2 years of ownership.