-------------------------------------------------------------------------------------------------------Recommend you first figure out the property Class you want to invest in, THEN figure out the corresponding location to invest in.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

Our current manager is in Huntsville and it is becoming clear that we need someone more local to Cullman who can be on top of showing our listings and taking charge of maintenance and repairs as needs arise. 

Your report shows that it would need a bit of a lower purchase price, and I like the numbers you used in comparison (for ex. higher Capex vs rent/maintenance).

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

What about the utilities, property taxes, maintenance and repairs, capex, etc. are any of those optional for you?

Managing from out of state could be tricky, especially if you have a turn, making sure the property is ready to be marketed, doing showings, screening applicants, and then handling any maintenance/repairs. 

(My market has 2.5% property tax and I am assuming 2.5% for maintenance) and a 6+% APY for an investment property.

Your reserves should be part of the expense calculation: PITI, maintenance, capex, vacancy, property management, etc.

I ASSUME you’re talking $400+ in extra expenses for providing water, power, sewer, gas, internet, communal area cleaning, and exterior maintenance.

Challenges related to maintenance of the property.