I also have tried the biggerpockets version but you must go through a lengthy e-mail acceptance policy and my less technology savy tenats would not be open to this.

Renovations take forever due to a lengthy permitting process that has no accountability.  

Should the seller or end buyer pay the overdue taxes in this case?

Also, as I read your post, there is no rent overdue.

The landlords in my area compete for section 8 tenants and let them move in for $0 security deposit and give them questionable gift card bonuses for move in and renewals (which I believe violate the terms of the section 8 agreement).The people that will settle for crappy houses in a crappy area are those with lengthy criminal and eviction records that can't get approved for nicer houses.

I had some major under slab plumbing issues that needed to be fixed, plus the roof was overdue to be replaced, so I decided to go all in and renovate the entire house.

You could go over budget and your also loosing lots of rental income due to the home being under renovation for a lengthy period of time.Lastly, if you purchase a home that does not need all of this work you will be able to leverage much more of your money.

If you have that clause what the PM Is saying to you about them keeping the late fee out of the rent to protect you because that makes the overdue amount rent and not a  late fee is a crock.  

Long overdue!

With this though you need to be aware that you are not building the relationships needed to make it an easy process when you have a property under contract and it can be a more lengthy, frustrating process but I have been able to send a mass email off of the investors who took my questionnaire and gotten deals done through doing this.