So, rent minus ALL expenses that the PM paid - commission, lawn, water, maintenance, etc.

My biggest question when I was researching all the programs was "If these people are so successful at what they do, why are they charging so much for all of this and always trying to upsell?" 

And then, with every new program manager we get it seems there is a new idea about what color scheme will be better to keep the clients calm so we repaint them walls at least with each New management change that occurs.

So maybe think this through a little more.

So I carry effectively 0 debt. 

I provided a free rent back for 2 weeks so the seller could get her funds and relocate.

So this reason I rented the unit.

I don't believe in marriage so I ain't paying no engagement fee.

I like it, so much I'm doing almost exactly that with a partner. 

So even though you do your due diligence you sometimes don't get what you're looking for.