You’re absolutely right—speed is such a critical factor in securing deals, especially in a competitive market.

Anyone that is looking at your assets is always going to need to factor in property management, so you can show that as a real expense (and really make it as high or low as you want).I work in a vertically integrated real estate and development company, and I cannot imagine how things would run if we did not have an internal property management company that essentially works for the other companies but also stands on its own.

You can close in an LLC and don't need to provide employment history, income or tax returns, and DTI isn't a factor.

It's arguably the #1 most important factor to a listing, be it for leasing or selling.

It’s probably not that you’re “small potatoes” to your PM, but more a reflection of the nature of the market itself—low rents, properties with higher maintenance needs, and tenant issues.These factors make properties in these neighborhoods more difficult to manage and generally less profitable for property managers.

This includes flooring, painting, bathroom upgrades new light fixtures, usually there’s about $800 in electrical costs factored in here and all new cabinet hardware.

Beautiful renovation and design choices!

If there is no designation I would use an X as you stated.

Financing is important but your realtor will absolutely be the determining factor whether you purchase correctly or not. 

You have to factor in demand and vacancy rates to determine if it will be more profitable, and that’s specific for each market.