Of course, I could also get private/hard money, but that sort of freaks me out - what if the property doesn’t hit the target ARV and I can’t pay off the lender / 70% isn’t enough?

Personally, I would keep anyone on month to month leases so it's easier to end things if they don't work out.

My personal target is at least $125/door per month. 

You should have just had the money transferred or paypalled into a normal account  Yes, I could have just had him write me a personal check, would of been a lot easier.

I'd like to hear some feedback from the BP community about starting up a Property Management company targeting that market.

But I would raise your target after the first 5 or you'll use up your ten loans on what you might consider a very small amount. ($1 million give or take.)You did at least bring an interesting "Problem" to the forums.

I do a lot of work in Merion Village, OTE, KLB, and they will notice. 3- Removing a fireplace is much easier than restoring one.

Talk to other investors in your market and determine who they use to hit their targets.

You can find, target and market to those individuals by identifying a group using listsource.com or something similar.You're looking for high equity sellers that have owned the property a long time and preferably live out of state.

It's easier to systematize investor relations with commercial real estate where much of the communication is a similar message to hundreds or thousands of investors...than it is for a 3rd party PM to communicate disparate information with the same number of individual investors.