Are there any lenders or ways to finance the entry fee for subject to deals?

According to your numbers, I would say to keep it as a STR but as a few others have said, look at different vacancy rates as well management fees.

Getting the application and fee for the first lease completed now.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Negative cash flow with high HOA fees is a red flag.

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 know this seems low, but the way I see it, this is how much the buyer would potentially walk away with if they posted it on the market and minus all the fees and concessions so I am getting them to that number with none of the hassle and removing the issue of a looming foreclosure.

For my wife's account the total fees to do this was a one time $75 fee. 

As soon as a tenant fails to pay rent, you can file a complaint without waiting 30 days or issuing a separate notice (unless your lease requires one).That being said, it could be a waste of time/fees to run to court because tenants in NJ may come even on rent (even after you win the eviction case) and then they won't be evicted: “The tenant shall have three business days after service of the warrant for removal to pay all rent due.”

Just plan on paying the agent's fee if you are successful.