Even at the current below market rates the deal will still cash flows $130/mo per unit, after factoring in 10% vacancy and 10% maintenance/capex. 

Do you upcharge on maintenance?

The focus would be on appreciation, low maintenance, low vacancy.

I have a clause in my lease that the tenant is responsible for maintenance of the appliances and they must be returned at the end of the lease in working order less normal wear and tear.

. - thats fix and flipBRRRRbuying property for $400k, ARV $700K, will try to save in renovation but will still come out to about $140keach 3 bedroom apartment in area is going for $2,300/month (confirmed with rentometer and local listings) Taxes are $5,300/yearso what I did was $2,300/month each unit = $4,600/month75% of $700,000 = $524,250 at 4.25% = mortgage payment of $3,943.82/monthWhen you add water, tax, insurance, maintenance I am getting another $1,138.75/monthso in the end you negative cash flow ($482.57)I know the property is being bought at the right price, compared to location, but can that be possible where a property makes sense as fix and flip and not as BRRRR? 

So today me and my maintenance guy come over to cut the grass and change out the thermostat and to our surprise there's all this water on the new vinyl plank flooring in the dining room.

These people will routinely be making presentations at REIAs to drum up business.

All the things associated with running and maintaining a rental are the responsibility of the property manager, i.e. maintenance, placing tenants, collecting rents, paying utilities.

Think of all the things that could go wrong and see if the lease addresses them: unauthorized pets or tenants, early termination, security deposit, lease violations, late rent, eviction, lawn maintenance, parking, etc.5.

It did not however cover vacancy, PM fees, maintenance reserves, or capex therefore it would not cashflow based on one unit being rented.