These could include any legal, licensing, office, and even medical expenses.

My initial target was cash flow, now I am looking to build equity and “break even” on cash flow right now.

Break even cash flow or positive cash flow (on todays rates)Willing to do value add and development project I would do a house hack in your local market where you live.

Additional expenses include property management at $142/month, property tax at $1700/year, and other costs like insurance and maintenance.

After completing an online form and following up with all of the questions and correspondence that was sent my way (including sending my proof of cash funds, account statements, etc), these folks let me know they were not interested in working with me. 

We go so far as to include lawn and landscaping care in the rent, non optional, because tenants suck at cutting grass and maintaining the exterior.

But I've looked at the rates of 2 PMs so far and both charge 10% of gross rents + 1mo rent on new leases + a BUNCH of other fees (I'll include more details as a comment to give an example).My question is: is this standard for the Cleveland market?

Hey Doug, I am a realtor in ATL and invest myself and currently have 10+ units in Atlanta.When it comes to investing in real estate, cash on cash return is an important metric to consider.Multifamily properties, including duplexes, can be competitive in the Atlanta area.

Hi Kuwayne,That's great you're breaking into the REI Jacksonville market.

We intended the property to cater to a variety of groups including corporate and yoga retreats.