There's plenty of quality inventory under 400k in that market. 

I am not sure about what you are reflecting in the cleaning number but for me 1) it is shocking what cleaners charge but it is not where you want to try to save money for quality 2) it is a pass through, the guest pays it. $250 per turn would be for larger unit and very good job.  

Winning with cash really depends on the quality of the property and the timeline of the seller.

The PM has a good reason to place a quality renter.

They will be able to give you price point, occupancy potential and overall quality of the locations and what its drive is.  

The accuracy depends on the quality and recency of their data in your market.

I definitely recommend that you seek out a Certified Cost Segregation Professional so that you are confident in the quality of the work performed and the deliverables produced.

Based on my experience, you either pay some more but get a high-quality service, or you have really raw but cheap software.

@Laura CasnerFocus on quality over quantity in real estate investing, celebrate progress, refine criteria, explore secondary markets, and explore different property types.

I hope you learn from this and hire a quality PM for the next time.I would try two things, simultaneously:1.