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So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?

Would I be responsible for late submission fees?

What is monthly rate if they have it?

In the Wayne County Michigan area for a duplex that's renovated, what are cap rates in that area an investor would seem to look for?

Rather than asking non potential customers in here you can get a better result from potential customers, As well as tour of the competition.While you are there, maybe take some pics, and make a written record of rental rates and what features they have for that price.In a nutshell, become an expert on this specific investment in your local area and neighborhood, in order to try to reduce the risk of just guessing.Good Luck! 

Rates are high right now, so unless you have something immediately ready it might make more sense to hold.

As a young investor the up front fee is a little much for me to swallow at $4,000.

It might help if both parties were willing to use the same medium.You will run into issues with all of the fees.

Nj is very cash demanding unfortunately and my thought process is to try and find an assumption mortgage to lock in at a low intrest rate and finance the equity the seller is looking for to move.