I would ask them to give me partial information atleast that does not include their information until after they sign the lease and they collect the leasing fee after which you should get all the information.

Some people will say that there are long quiet seasons to factor in but you can mitigate that risk with events and retreats. 

And I just paid back a 32k line of credit I borrowed from a bank at 11.5% interest with no extra fees on Friday I used to buy a house in January with.

You have to factor in closing costs for yourself and the investor.

Remarkably, despite these ongoing shifts, delinquency rates remain low on a relative basis when compared to the office, retail, and hospitality sectors.Although factors such as declining household formations, rising supply deliveries, and weakening demand may present temporary obstacles, the sector has successfully emerged from similar challenges in the past.

If you know anyone who may be willing to sell their a portfolio, I’d be happy to pay a finders fee or even work out a percentage of our deal for you. 

No fees?

It sounds like you are doing well and enjoy the path you're on, which is the most important factor. 

I would start by building out a basic P&L for what the property generates today vs. what it will generate in the future, and factor in any capital expenses required to get there.

For example, where I live in IL, there's an automatic 5 day grace period before a fee can be charged.