I've never had to use hard money before, so I am not sure what type of conditions are reasonable.

The #1 reason that landlords fail is due to failure to manage to the lease (Source: American Apartment Owners' Assn). 

I am hoping to find a reasonably priced photographer to take some sharp  photos of a Property. 

Their inspections are reasonable and only happen annually at most, unless someone complains.

I know we wouldn't include a clause like that if we did offer brokerage services because our Property management agreement has a 30-day notice to terminate at any time for any reason no penalty. 

Analyze the WHY behind your current investors reasoning for not partnering up with you.

Conceptually you want to take an approach that minimizes your need to be on site - and for that reason I would advise against BRRRR.

Two main reasons being: (1) debt does not increase your basis in an S Corp, which means your losses get limited.

At least I know they are "in it for the right reasons". 

Having reasonable expectations, hiring a local professional (Realtor or PM), doing your research, and doing everything right (i.e. pro photos, professional design, good renovation, proper amenities and location, etc) are the keys to success in 2025.