Kyler, call your a couple of insurance companies and get a formal quote so you can take this back to the seller.  

We don't even a Board yet (it's a new build), and it's all being coordinated by the HOA management company for the building.The developer offered to make the new door key fobbed on each side for entry, and would install a new security camera. 

GSP REI is a diversified real estate investment company based in the Philadelphia area.

Think about an HVAC, storm damage, paying for housing if a tree falls on the roof, dealing with stupid insurance companies, etc.

A turn-key provider would be a company that can handle everything from sending you deals that fit what you're looking for, assist in getting you pre-approved for a loan, rehab (if needed), management, and maintenance. 

Will they "check themselves" from bad behavior when they see a professional company with professional services, legally reviewed lease, etc. managing their day-to-day?

Insurance companies are always looking for MTR that are furnished like ours  never stays vacant more than a week.

I own and invest in Birmingham and would be happy to connect to share insights and introduce you to contacts in my network.I also work for a local property management company that serves many out-of-state investors.If you come across any properties, I’d be happy to provide rental analysis reports based on comparable rentals to help you evaluate potential investments.Looking forward to connecting!

Transfer the $90K to a SDIRA, never transfer to a new company.

For property management, choose a company with a good track record in STRs and transparent fees.Happy to connect with anyone looking to share insights!