Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?

I think that is the only thing holding me back is the limited capital on my end and that is why I am looking into using an LLC to gain access to outside lending.If I’m mistaken, you may be looking at the high end folks and you are trying emulating them by looking at what they have now.

BP has a new resource platform to assist with finding contractors via home advisors, if I'm not mistaken. they sent out emails to members to let them know. maybe you didn't get it yet or didn't notice it.  

In regards to taxes they would have to be over $24k for filing married jointly as that is the new standard deduction if I am not mistaken?

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?

Whether lease option, owner finance,.... our objective was to  "Increase the potential buyer pool for the property"   Well Geez, Crystal, are you admitting you were mistaken here?

$145,000/1222 = 118$sqft so correct$195,000/1818 = 107$sqft not $161Generally you'll find the larger the sqft the _lower_ the $/sqft.So assuming your #2 is correct, your average is (147+113+118+107)/4 = 121 not $111Technically an appraiser will not just average, and will weigh each comp based on likeness to the subject, but averages come close enough for most people.In this case I would remove the 147 as it's not even close to your subject and is skewing your comps significantly, in which case your average becomes (113+118+107)/3 = 112 which is by pure coincidence close to your original mistaken $/sqft of 111.

A lot of folks mistakenly believe you can't add value on FHA, but you can!

Doing a cost seg then selling leaves you the same issue down the road of paying back the depreciation anyway, or am I mistaken? 

Find out what's going on first, and then when you make your decision, make sure you're in a position, mentally and financially, to see it through. if I'm not mistaken, this is your first eviction situation.