However, I do not know who this could be beyond a property manager which would not work in my case since I am looking to self manage for both tax (material participation in STR loophole) and profitability reasons. 

It’s important to have a clear understanding of both hard and soft costs (labor, materials, permits, etc.) to assess your budget accurately.Projected Rental Income: Research the rental market in the area.

They don't guarantee it, but I did not see anywhere in the offering material or my investment agreement that they are deducting 2% from what is paid to investors.  

Right, seriously, there's a game on Steam called "Tenants" which, I suppose, is a landlord business simulator.On sale now for $17.49.Quick blurb (not trying to advertise for them, honest):Become a landlord and deal with problematic tenantsas you build your rental property empire.

Where are you advertising?

Sometimes the contractor will put a % on the top of the materials to source it.2) what's your range for remodeling a bathroom?

Would switching to targeting refinery workers endanger your ability to attact students in the future (a break in the word of mouth advertising, for instance).

Spend more than half of your total working hours in an RE business in which you materially participate.2.

In the spring you can list it for market rate and have better marketing/screening strategies in place.HOW TO SCREEN APPLICANTSI recommend you include some of your key qualification criteria in the advertisement.

I would need to know more specs on the house but with material shortages It's difficult to say how much to budget. 80K-120K for full gut perhaps but unsure with lumber beings so expensive and shortages.I would plan 9 months of vacancy between the pain you will endure pulling permits & having your contractors show up everyday to complete the work & then final inspections to get a CO.