Lending and insurance are based on predictability and without question the frequency and size of losses will continue to eclipse prior records.

Condo fees $800 a month. 

Property managers have established vendor relationships and can handle issues quickly.Cons of Hiring a Property Manager❌ Lower Profit Margins – Management fees (typically 8-12% of monthly rent) eat into your cash flow, which can be a dealbreaker if your margins are tight.❌ Less Control Over Tenants & Maintenance – You won’t be as involved in selecting tenants or overseeing repairs, which might lead to decisions you wouldn’t have made yourself.❌ Not All Property Managers Are Great – A bad property manager can neglect your property, overcharge for repairs, or poorly handle tenant relations, leading to unnecessary headaches.Which Option Is Right for You?

then theirs charges 1000s in extra fees. 

-Management is low - you'll need at least 10% plus leasing costs - typically a month's rent for each lease-up, and sometimes a renewal fee as well-Insurance seems low-Are taxes accurate? 

Especially after capex, vacancy, management fees, etc etc. 

The entry fee is 8% the existing loan carries an interest rate of 4.125%.

Which lenders consistently have the lowest fees and close on time? 

Private Money Lenders (PML): More flexible, relationship-based funding with lower fees.

Get a good cap rate basically covers your financing and ideally 20% more for maintanance, prop management fees.