I assume their mentorship includes advice on what information “out there” is correct, what is incorrect, what is relevant, what is irrelevant, etc.4.

Here are some points to consider:Renovation Costs: Even if you did the work yourselves, you can typically include the cost of materials and any contractors you hired in the renovation costs.

I use a paid database to scan for offmarket properties and direct mail marketing but no luck so far after 3 months of outreach.

What amenities do you want to include?  

Will message you with Aleka's email. - Rob

In the Smokies the people I know (including a few of my own properties) who had a lower purchase price have "price discipline" and are keeping rates where they "should be" and adjust for demand. 

I sent you an email and also a message on FB.

Valid reasons might include increased operating costs, property improvements, or market trends.Fairness and market rates: Rent increases should generally be reasonable and in line with market rates for similar properties in the area.

One day, they simply asked me to deal directly with another property management company in Baltimore which by the way has never responded to any of my e-mails or phone calls.6- Our property management agreement says they have to pay rent by the 25th of each month which they have done only in the first couple months, after that it was always delayed and only paid after several follow ups. 7- They sold their company as a turn key provider where investor would not need to do anything to manage the properties.

I asked her to send it certified mail and did not comply with those directions and sent it regular mail for her late rent.