@60k and churning out $1300  per month is a good cashflow by all standards.

I have tried others, but when they churn tenants and I lose months of income, I get rather upset. 

When we could burn and churn, we would but that wasn't always the case. 

In order to be successful here, you must have the perseverance to hold through stomach-churning drawdowns—without any reassurance that your portfolio will make a full recovery.

I would personally rather see a sponsor wait for a good deal rather than churning out lower quality deals.

Most of them churn the typical FHA loan for a standard buyer.

The college churns out dozens a year, but it keeps the professor employed.  

What you're likely to get is marketing junk, churning accounts, doing transactions in closely held groups like playing poker and you're on your own as to compliance!

With natural churn it would take likely 3 years to get whole new set of tenants to achieve the rent bump up.- Assuming I refinanced and bumped up my rents [over 3 years] cashflow would increase to about $5,100 a monthI purchased the building in the hopes of supplementing my 9 - 5 job or better yet replacing it after the loan was paid. 

How the PM company works for you and what is included is a negotiation based on what you pay out and where the property is located.If you have a very upscale building with really high rents and a solid tenant base with college degrees, professionals, etc. in a good area they might cut you a break on their fees.If you own a property in a marginal area or a war zone where the property manager will have lower rents and more problem type tenants due to lack of education, poor life circumstances, etc. then the rates will be higher.In that situation the PM company knows by experience they will have to collect rents multiple times, deal with damage to the units, drug and alcohol issues, evictions and churning of units on an ongoing basis etc.Not all tenants that are low income are like that but you will find averages point to this being more the norm.