I don't have a property in hand at the moment, but I do believe this area won't become cheaper.3.

Generally they are not rolled into the loan, and it's more the level of fees (say the percentage) they charge rather than any "junk" fees or costs.

.: I would go HELOC for sure that would be best as others were saying the lower cost for the money changes between paying a higher rate for a personal line and typically personal lines they want a higher monthly charge as well independent from the interest rate.  

Account Closed a PMC has two options to get liability insurance (tenant slip & fall) protection:1) Get added to owner's policy as Additionally Insured (NOT named insured).2) Setup a master commercial policy and add every property they manage to it and then charge those owners the cost of the policy.Otherwise, a PMC CANNOT get liability coverage on a property they have no ownership interest in.So, nothing wrong with their request.

If you can't then you can look at some cheaper midwest markets like what Ohio has to offer.

I am looking at cheaper homes that need a little more work as well. 

Do you have an estimate for what a lawyer will charge for this?

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

The FBI’s Financial Crimes Unit investigates these matters for filing of charges on Equity Skimming violations.