If the higher end rent prices on comparable units take an extra month to fill the vacancy and also the tenant stays 1-2 years instead of 3-4 years on average those landlord make LESS income charging that rental price ESPECIALLY if they pay a PM a placement fee upon turnover on top.

First, estimate what the renovation would cost, how long it would take, and how much extra you could potentially sell the property for once it’s fixed up.

We’re thrilled you've joined us.

I've tried the lower 6-7% PMs and usually you'll either pay mark ups on repairs (what you've noted) or pay extra fees (i.e. labor hours, extra calls) that you may or may not notice. 

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

If you don't need the extra money at closing and just want to pay off your current loan in hopes of a better rate, you could consider a rate term refi instead. 

I just wondered if working with one of these mentor groups would add an extra layer of expertise, or if it wasn't worth the hassle.

Home mortgage is $3700/month and $500/month extra payment towards the principal.

100% financing, no payments, financing in extra "cash out" money upfront so you can do a rate/term refi once you pay them off... 

They like extra room to avoid accidents, etc....Just my $0.02....