TaskRabbit, Angie's List and Home Advisor are your best bets.

We currently collect 925/625 (total 1550) per month and pay no utilities.

isn't it a total stock market?

I believe that multi-families are a far-far safer and more profitable bet.

to be some upside that I am missing in my valuations:Purchase price:  495,000Units:                      16Rental Income:      8,400/moDown:                    20%Down:                    100,000Closing:                      6,400Repairs:                    16,000 (assume 1,000 per unit)TOTAL INVEST:     122,400Costs:  Debt:                  2,800.00 (6%)   Taxes:                   690.00  Insurance:            200.00  Sewer:                   800.00  Heat:                  1,200.00  Yard:                       40.00  Garbage:              300.00  Cap Exp(3%)        252.00 (Lower than I normally go)  Repairs (5%)        420.00 (300.00 per yr/unit)  Mngmnt (10%)    840.00  Vacancy(7%)        588.00  Screening              40.00 (tenant screening)TOTAL COST:     7,600.00 (rounded)Monthly CF:          800.00 (yikes...…...50.00 per unit!!)

If the tenant/buyer wants get credits, just reduce the cost of the property by the total amount of "would be" rent credits. 

Total monthly expenses $1650 with a 15-year loan at 5% interest rate. 

Whatever I get I will plan on having tenant pay water and gas, $812 is the average of the current tenants total.

For flipping or wholesaling, we buy based on being able to meet enough profit for the price point to make it worth our while based on the total investment required for purchase, holding, rehab and sale.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.