Then factor in your letter, paper, ink, printer cost, they add up quickly for the scale you want to do.

This eliminates the need for a tear off and the expensive labor and disposal fees for that.

IMO the key metric is the DCR. talk to a commercial lender and find out how much they would lend on the property with a convetional loan and then factor in the 25% down and thats your number. i think most banks want 1.2-1.25 in order to lend based on the financials. 

Our lease was old and had attorney fee's provisions clause which made the case too risky to go to court regardless if we were in the right.

Heavy HOA/assessment fees bring down estimated net collections around 20k per year after ALL fees/taxes/insurance/realtor/potential-repairs etc. 

I only charged 1/2 of the rent for a security deposit and waived the pet fee.  

How do application fees work for rental units?

Easiest way to ripoff an OOS investor is to sell them a Class D rental with a S8 tenant that was enticed with no app fee, no security deposit and really no screening.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

I plan to flip the house but to avoid all the fees and closing cost involved with buying the house she has agreed to allow me to rehab then sell and give her our agreed upon price within 90 days of our agreement.