In addition, committing ~ $200K requires some level of sophistication on the part of the investor and you are more likely to find someone to agree to your terms in smaller transaction sizes, but even that will be difficult. 

The court forms do not track this type of eviction so based on your sophistication you may spend a considerable amount of time and if you are off in the slightest the court will withhold judgment. 

If my customer wants to order materials, I think it would lessen the down payment but I still have payroll and overhead to cover.

If you're looking for the all-in-one I'd go with a PM software (others have suggested some) and do what you can with it.Then, as you grow further, look at more sophisticated/expensive options.

As you get larger, you can typically get better management fees, but you typically won't shift from a flat percent to percent + payroll until you get closer to the 40-ish unit range.

Correct, I need to apologize for keeping my example too simple when most people on here are much more sophisticated in investing than I am.

Sometimes people over-sophisticate their way into a PITA.   

No longer can buyers underwrite to $1,000/unit payroll and $250/unit insurance expense. 

- Unlikely $60/hour3) Even with all payroll taxes, insurance, etc., they are making a profit margin on that hourly charge.Another way PMCs usually make a markup on maintenance, is that they send you all invoices on their letterhead, or from a maintenance company they actually own.

It also requires gaining a level of sophistication and knowledge that not everyone has the time, inclination or ability to do.