If you're in a very competitive market you may want to get the house staged (filled with furniture) for marketing purposes.If you must list it in such a way as to disclose the address (for example you list it with an agent as a rental) please spend the extra $15-20 bucks to install a simplisafe alarm system: this is an inexpensive alarm system that works over 3G cellular networks.

Can you actually break even on a unit with a 15 year mortgage, association fees, and maintenance? 

There are gutter shields that you can install.  

After a quick conversation with the store sales associate, we realize just how simple the installation would have been had we done it ourselves.

The last thing you want to do is pay a Lender Up Front Fees, unless its for an Appraisal.You can search "DO HARD MONEY" here on the Bigger Pockets search bar, and you'll find a lot of posts reviewing their experience with DO HARD MONEY.

IE for the cash buyer they will find the deal and manage the rehab for a set management fee.. then pass off to PM and you refi out.. this works very well for those guys and the cash buyer.

I also found some great info and there were no guru fees! 

does it based on the default amount or flat fee?

Also what method do you use to transfer funds from your property LLC's to your 'main' LLC, do you just call it a management fee and bill the child LLC's?

The cost of forming the LLC online in MA is $500 plus $20 fee.