The initial thought is you are probably charging too much if no one is interested, or your photos or description are bad.Four beds and only one bath probably reduces demand as well, that’s potentially a lot of people sharing one toilet.And it is winter - I’m in Buffalo, I hate listing rentals this time of year.

Your LTC leverage is also very similar to a bank construction loan but between origination fees and interest charges you will incur  ~$20,000 more in finance charges during the life of this renovation project.

1.7 % of Loan Amount (Points) - $6,035underwriting fees - $1,400Are the above fees reasonable or not for refinancing a mortgage?

They charge 300 something a year for the membership.

Plus I don’t charge pet fees.

Like I brokered a 22  lot development of duplex's for a builder and just charged him 30k flat fee per sale.. they sold for 225k each back in 05 when I did this and I sold them all in one weekend at a big event i paid for in San Jose CA.. all to CA investors it was my fly and buy program I did in those days..

That's not everyone - some legitimate players may just be short on cash because of projects (I've been there) - but it is a lot of people. 

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

For an extra charge, the cleaners may be willing to do with laundry at their home, although I did this once and had mixed results.

As a 3rd-party real estate consultant that has no skin in the game other than what I charge, I provide exactly what you've described—unbiased, no-nonsense, and straightforward advice.