I would have a local person whether it's you or a management service.

We weren’t particularly picky about our exteriors but some materials were outright prohibited including vinyl or aluminum siding, vinyl windows (which would have saved us so much more money), and more.

We lend money for RE investments.

I don't know those areas personally, but I can tell you that everything around me (Charlotte Metro), is exploding. 

you personally?

I personally do not own an investment property near downtown Danville but I believe the fair price range for a two bed 1 bath is between $400-$500.

When I had my property management company (and the people I sold it to and manage my properties continued it) the policy was late fees are split 50/50, which I think is the ideal scenario.My rational was it takes more time and effort as a PM to collect when a person isn't paying, and at the same time the owners might not receive the rent when they should, so 50/50 compensated us both. 

That way I also know that it went to the correct person. 

After hard money and buying/selling costs, I'm having a hard time getting my numbers to work 

Private lending/hard money/portfolio/balance sheet lending should are all best used as a short term bridge loan.