You should expect to pay somewhat higher insurance; most of my properties these days seem to be about 75 cents to a dollar per hundred dollars of appraised value, which would be say $500 or so on a house worth $50k, whereas my primary residence is about 40 cents or so per hundred dollars of appraised value.

The CFBP (or BCFP if your are a stickler) is tooled up to take on people that write hundreds of mortgages a month, not 80 in a year.

If this landlord only has a few units he might be motivated but more likely he's got a few hundred and could care less.

-I could simply charge a flat fee for each of the services I provide (10% management fee, couple hundred bucks for the finding of the place and a couple hundred more for closing the deal, etc)Has anyone out there been in this kind of spot?

Pretty much all of the apartment complexes here rebrand when new ownership takes over and the first thing they do is paint the interior and exterior and do some cosmetic upgrades (paint or replace cabinets, new counters).

Every rental housing unit shall provide at least two hundred twenty (220) square feet of floor area for the first two (2) occupants and one hundred (100) square feet of floor area for each additional occupant.

I’m looking to put in a new kitchen sink, as well as new countertops and cabinets.

I put new tile flooring throughout, added a closet to make a 3rd bedroom, new appliances, new paint, new counter tops, refinished cabinets and added new hardware, gutted and updated bathrooms, landscaped outside plus lots demo, fixed a roof leak, sheet rock work ect.. for $13,500.

I called a sawmill to pick his brain as well and he thought it might bring a few hundred bucks per acre based on my description but that only small guys (hobbyists he called them) would probably do it and they would do it on a percentage, i.e. they would pay 40-50% of what the sawmill would give them, so if there was $10k of timber they'd pay $4-5k after harvesting. 

I recently did a house with it about 900 SF for $5/sf installed and that included quarter round and cutting in around kitchen cabinets, but the toilet & vanity were pulled.