A person can be selling a property with a NOI of $100k and ask $4m, the CAP rate will reflect that their expectations are too high (for an investor at least) and all the market factors, location, comps, fed rates, will put their expectations on a leash (or justify it). 

I understand historic tax credits are offered by the State (25% in PA) & Fed (20%). 

For example, Personal Consumption Expenditures (PCE), a leading indicator of inflation preferred by the Fed, was up .7% YoY in December - exceeding estimates of 2.8%.

I used to walk to my properties to mow the grass

Again some of it is very nice and is a marginally lesser extension of Fed Hill. 

One of our most used and commented items we added was plush high end turf aka fake grass which covers every square inch of anything that resembled a yard on our properties which are side by side 2 story stilt houses.

If it’s outside, they are going to tear up the ground and grass, want to get that re-grown for a flip so when it’s time to sell, it looks good again!

Depending on what bank owns it you may have bills for water, sewer, grass cutting, etc. since the house went into foreclosure, maybe a year or two worth of bills. 

While depreciation unrecapture is annoyingly tricky to calc, fed doesn't tax you more than your marginal rate.Do you have any other capital losses to tax loss harvest?

Keeping the PM in-house through your turnkey provider is the safest option moving forward IMO.At the end of the day, they have your best interests at heart and want to do their best to deliver in real life the returns promised to you on paper.The grass isn't never greener on the other side and for another PM company you will just be a number and they will look at margin and making as much profit is as possible from each client.In-house PM through your trusted turnkey property is offers a different approach and in many instances comes with a reduction in misc fee's and costs.Just my opinion and wishing you much success