My goal is to build up enough cash flow with adding additional rentals(15-20 rentals paid off) to one day being able to afford a vacation rental and renting that out until I’m at retirement age.

In addition you need to be able to provide the new tenant the keys so you have to somehow keep track of them because I doubt that they want to break into the house every time they want to enter.  

Additionally the subject property is a split foyer while all comps are bungalows.

We ripped off the "indoor jacuzzi room" and breakfast nook because they were horribly done additions that were already falling off the house.

I’m an investor in Atlanta Georgia  and I’m used to getting rehab quotes from GC’s that are between $35/sqft (not too much walls need to be moved or roof or anything) to $65/sqft (everything needs to be done) to $85-$100/sqft (new construction or additions).I read about and have ran into other investors who say they can do a full rehab project for about $15/sqft !!!!

Feel free to reach out if you have any additional questions.

Additional units in rentals and removing walls in flips.

Those additional expenses have an effect.Now, if you're going to manage the property yourself, the PM can be ignored if you want, altho I'd prefer to include it anyway.

Then MEH, there could be a hundred reasons from the verbiage never transferred across some internet site, to the listing agent forgetting to add it, to the guy having not done anything with his license in years and just remembered he has been paying the $50 every two years to renew it with the state, but hasn't belonged to the board in years.

These are professionals with additional training and a stricter code of ethics.