We've found that HUD estimates tend to be low for repairs especially when considering what kind of quality you really want in the property.You need to factor in any potential CAPEX, maintenance, common area utilities, water & potential reserves (Reserves are really there to cover CAPEX items)

QUALITY of the PM is paramount, but 13-15% is way way to high. 

There is no requirement to make contributions each and every year, and many startups setup a 401k plan before they are profitable as a means to attract quality employees.  

THAT will help you get better quality tenants in the short term.  

The quality of tenants you will get is going to be terribly sporadic.  

I run a legitimate business and employ high quality guys that want to be paid fairly for their skills.  

Get a contractor (well several) to give you some bids, remember the cheapest is rarely the least expensive, so vet quality as well as price, get references and ect.

The alternative is to replace with cheaper hollow core doors, however I feel that cheats me out of a quality original door.

I know it can be a bit difficult to find a quality flat roofer and am open to suggestions.

The county auditor's page will reflect the new ownership based on that purchase price (plus any assumed liabilities such as outstanding delinquent property tax bills).