For instance, the yard at my 19 unit costs me $20 per week to cut.

On larger properties, outside of performance calls, owner's usually get involved if there is a big bust in the budget (to alter the business plan if needed), capital expenditures are going to be more than estimated (find ways to cut costs if possible), or leasing strategies need to be adjusted to keep up with other competitive properties (example: providing concessions on new leases or renewals). 

I didn't want to make the post big so I cut short but now I had to tell the details since you brought it up. 

@Catherine Stevenson I have previously dealt with unresponsive property management and contractors and have found that it is better off going your separate ways as soon as possible no matter what the loss, it is often better to cut ties right away. 

But I was exploring the possibility of her getting some down payment cash and 3-5 years of potential cash flow instead of taking whatever that non competitive market gives her after the agents take their cut.

I've looked at investing around Normal Station and the numbers just don't cut it for me; I've had great luck in Sherwood Forest. 

Give them a cut. 

I plan to pay off the loans in about 10-15 years and will be refinancing with a private lender once I'm done with residency to cut the total cost down as much as possible.

Doesn't TX in general have high property taxes as well that can cut into cash flow?

Ex: If I have someone that wants to book long term I'll find out what their total is from VRBO/Airbnb and I can cut a deal with them where their price comes down and my payout goes up.