You'll want to have an insurance agent familiar with rentals since a lot of the extras on your coverage that you will want, the average insurance agent won't know to give you. 

-A water heater issue resulted in repeated mismanagement—confusing unit assignments—leading to extra costs to fix the same issue 3 times and on each occasion "more fixes" needed to the water heaters that I plumber said was needed.

If I find the buyer I would charge and extra 1.5%. 

Here's an example why:- One of our people made a mistake last year, and entered an expense of $1500 instead of $150 - they accidently typed an extra "0". - Fortunately, our transparent systems allowed the owner to catch it:)- Full transparency - we would have never caught this honest mistake:(An owner also needs to be involved to approve & fund large expenses: maintenance, property tax & insurance payments (if they want to be more hands off), evictions, etc.A great PMC should also have a chat with you annually about your future plans for a property and your portfolio. 

The extra income is not worth the disruption to our neighbors.Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

Using a family address could expose you to unnecessary risks in the event of any legal or financial issues related to the business.Additionally, these virtual offices often provide extra services like mail and package handling, telephone answering services, and access to meeting rooms, making them a more professional and practical solution.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

You said, "I'll have to put in extra of my own money for reserves..."

Now, if you were NOT a "real estate professional" you would only be able to:grab the rental income ($100k) and subtract that from the rental expenses/depreciation ($117k), now that extra $17k loss can only be used to offset future rental income, not the W-2 income and dividends and interest income. 

Chris would tell him I hadn’t sent the money when Chris actually had gotten money for the rehab at closing, plus extra that I sent for change orders (which had not been done).