You will want to do installment payments where if the deadlines are met for getting let's say flooring, cabinets, and dry wall done by the 4th week, then they get paid with a little extra bonus. 

The walls tend to be very well insulated which makes for a bonus when renovating.

Bonus if you own it because it's not a Land Contract. 

You could look into a cost segregation study and factor in bonus depreciation, but it may not be worth it on one single family home.  

I agree, interviewing more local PM's is a great strategy as they should have a pulse on that market. 16-18% seems pretty generous for turn key PM in Texas.

This cuts down on time and makes it simplier.5-You can also generate a bonus if they do an exceptional job or start them at 150 and promise to increase if the job is done well (you can pass along this fee to guests on Air B&B and others).Good luck!

You have a quarterly bonus that you get, even if it's different each time, through your company but there is certainty that you will get one = qualifying income3.

VA (using secondary/bonus entitlement)There are strategic qualifying/guideline reasons for this order. 

I cant get REPS status but wanted to take advantage of the tax benefits of bonus depreciation.

Main reason is the appreciation bonus with that area.