With an HOA fee of $275mnth thrown on top, which is ROI for that as we get everything exterior covered 100% including lawn, snow, private dog park, hazard insurance, private playground etc.. 

She's asking me to manage the house for her in exchange for a $200 monthly fee (for example, I could list the house for $2700 and give her $2500).This would include finding tenants in the same way I do for my own tenants, and managing the property after it is rented as it is only 4 min away from my home.

On top of the eviction fee, I would need to consider not getting any rent for 7-8 months?

They tenant pays $1.95 processing fee, you get your rent sent to your bank account around 5 business days from payment

*Buy and provide a golf cart as an additional fee (which I view as you best chance prove the value and cash flow from the asset)*Do not buy a golf cart, but simply provide info to a local golf cart rental.

You're not actually accruing any more debt you're just paying a fee at a later date for the right to take out equity directly without any monthly payment.  

Also you have to pay more fees because you are paying WA and WY state fees.

We have a break lease fee (we operate in Kansas and Missouri) and I know we use a flat fee and not a multiple of the rent (I think because that way the deposit cannot be applied to it or for some reason with local laws, admittedly I don't remember).The main thing is though that 1) it's in your lease and 2) it's in compliance with your local and state laws.

Prepay HOA fees, buy a home warranty, prepay some other kind of service that can go on the alta.

Are there Hard Money Lenders that still do Gap Loans with simple underwriting and low origination fees?