I am still waiting for an insurance quote to have all my numbers to completely analyze the deal.. but I have the general picture down its looking like after everything I would have around a 25K profit.Pro's in my mind=-It's a complete renovation so I feel like that would cut out the "unforeseen issues" factor.- I am very confident in my ARV estimate because I just bought a home on the same street a few houses down- I will be a real estate agent by the time I would go to sell this house so I could save money/build my network etc..- The home would likely not be hard to rent, it's in a great neighborhoodCon's in my mind= -Its a huge project and I've never handled a straight up flip project let alone one this big.

To have a good PM relationship I would think the most important factor is making sure your priorities as the owner align well with the PMs priorities for how they handle your properties.

I found the bigger pockets videos and podcast after having the realization that I don't want to be stuck working 70hrs a week in a factory until I retired.

(I know, but it happens)Analyze their credit report and if you feel comfortable, do a background check and make sure their criminal history checks out.Another key factor is employment history.

I think your vacancy factor is a bit low for my liking.

Another factor is proximity to train station. 

I am an engineer and currently work for a major ag/construction/lawn equipment manufacturer (I'll leave it to you to guess which one) at one of their factories in my area. 

Usually whichever is closest to our job site, other than for a few particular things like appliances which we leaned toward Lowe's until recently switching to Factory Direct.

But there is still the cost involved in material and timeIf you do your own maintenance,  then the labor cost is on you.Wood gets scratched up no matter how well you try to refinish it more so that a flooring product that has an AO or double layer of ceramic bead that is factory applied, such as LVT's.

I have spent some time in that area (hello Jelly Belly Factory and short hop to Six Flags)...