High-volume marketing is what's working in this industry right now, so whichever marketing channel you choose, you'll want to keep this in mind. 

One of the firms charges 1% of the purchase price or the assessed value of the property; whichever is greater as their property management fee.Most PM companies in our are charge between 7 & 10% of the gross revenue pending on the size of your holdings.

I have "numbers" like land cost, or purchase price, and rent rates from whichever area's craigslist I look into and also airdna. what other numbers do I need to build a solid business case to find partners?

Install tiles using mortar backer/or glue, whichever you agree on.

Which ever strategy throws off the most monthly cash is what you execute. 

Alex: So you close in the house 35 thousand dollars, the hud says 35 grand so when you go to get a loan even if you use delayed finance they’re going to say you can pay a 100% a hud or 75% whichever ones less.

Cash out one (or both) properties, then use that equity to acquire the 3rd property using whichever type of financing you prefer...conventional if you are okay with full doc and plan to close in your name, maybe a debt service or BS loan for less docs and closing in an entity.

We have a company locally that charges either 8.5% management or 85/month whichever is cheaper and has a guarantee they will pay any missed rent and also an eviction guarantee if they have to go through the process. 

If your net worth is between $500k and $1mill you can either raise your limits or buy the umbrella, which ever is cheaper and lets you sleep better. 

I have done this for hands-off investors at times and have charged either a flat fee (or 7-10% of the rehab cost, whichever is more), or an hourly rate ($150/hr) and tracked the hours dedicated to the project.