I'm sure people would pay extra for some kind of "meal prep/private chef" type package in their living situation.You've got the right idea thought, but don't be afraid to reach...nothing wrong with dropping your price after a couple weeks if you don't get any interest.  

They're pretty organized, but expect annual inspections and some extra paperwork. 

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

The "high appreciation rates" you mention should be verified with recent data and be specific to the neighborhoods you're targeting.

When you think about it, only the flipper will know the expenses (not generally public record) so analysts or data aggregators can only go off publically available data.

For market pricing, I collect LTR data from BP rent calculator and multiply by 1.5x.

The extra income is not worth the disruption to our neighbors.Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

I've seen the data and you can make at least 15% ROI, but it does require work. 

Most times landlords don't have data or cannot adequately factor in vacancy time or turnover rate.

I'd suggest checking local Airbnb/VRBO data or using AirDNA to see occupancy rates and average nightly rates in the area.