All in all its an amazing deal and only needs light work (carpets changed in bedrooms, paint inside, and maybe upgrade the kitchen sink and toilets. 10k-12k max, I did construction and remodeling work for a while so I know my prices).I want to flip this property to a potential investor, in fact I already have a meeting next week with an interested candidate.

For example - a plumber comes in to fix the toilet and bills the PM $50.

Relative safetyNo tenants, no toilets, no evictions, no make ready, etcHigh returnsUse the 3 C's as @Jay Hinrichs taught me

And state that you'd obviously do a lot of the leg work, you'd just need to be shown what to do.Then offer, if they have any other needs in their business, that you're really hungry to get involved and to learn the business, so if they needed help answering phones, cleaning toilets or whatever, that you'd love an opportunity to work with them and help out.  

Here is an example of a charge I recieved from my PM for toilet flapper change ;-)Trip Charge - $40Labor (Minimum 1 hour) - $45Material -$10 If the property is closer to me, I could have done this myself for under $10 just for the cost of he flapper at Home Depot for $8.99 My PM always finds something to be maintained and requires attention every month ;-)))

I'm starting to pan the sale of my personal residence.

you should check the flappers in the toilets and all the valves in the faucets, sinks, showers, laundry room and outside faucets. 

1. there's a short circuit in one of the breakers (an electrician friend says could probably get it all rewired for less than $1500)2. the drainpipe from the toilet is busted and the landlord tied it up with rope (not kidding) (got estimate of $1k max for all plumbing)3.

Check out legal aid if nothing pans out.

Maybe I'll get lucky and one of the three currently lined up will pan out and I won't really have to worry about this.I have tough criteria so I should probably include it.