You’re totally exposed to being strung along the way you’re doing it. 

Thank you Nick - unfortunately it is the name of the game in this space that there will be people with bad experiences, typically when the appraised value doesn't come in as what they expect and they lash out at the lender accordingly (anyone in this space obviously understands this occurrence). 

I usually provide our budget as well with totals spent. 

However when it publishes to websites for marketing it isn’t obvious that I’m renting rooms not an entire house so I get a lot of dead leads.

Cash flow seems like the obvious one but I'm struggling with the concept of building equity at expense of cash flow. 

We only bring in about 85k-90k total and we are really frugal. 

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

Also obvious to me is this property will not produce a return that warrants the effort. 

Refinances, it is more obvious as there will be modifications to the property that are evident on the appraisal.

Current value, Total SF, Lot size, zip code, and current asking rent?