I have reached out and spoken with the HOA management property manager myself, and just keep getting BS excuses and no sense of urgency on this matter. 

Typical Project Management Fee for a GC General contractors (GCs) typically charge a project management (PM) fee of 10-20% of the total project cost.

Your ability to accurately estimate costs and efficiently manage renovations makes you an extremely valuable partner in any deal.

The long-term moves are to get a concession to buy down the rate for good (not a 2-1 or 3-1 buy down), it's a smaller number (i.e. .25% or .5% decrease on the rate), and getting their full closing costs covered is money out of their pocket today they'll be saving that could be huge to give the buyer more money for repairs and/or furniture along with just life expenses. 

Well, this my opinion, if you like unpredictability, constant change and people/contractors with no regards to you or your property then "YES" flips and STRs are the way to go...LOL....I love it!!! 

How much should an architect cost me for a 1300sqft design?

By leveraging our expertise in pricing and buyer demand, we identified a deal that required no renovations but still yielded solid returns.

Given that the property was worth $390K in its current condition, I saw an opportunity to make the numbers work while keeping my upfront costs low.Instead of increasing my cash offer, I negotiated a $25K down payment with the seller carrying the balance for two years through owner financing.

Short answer, yesLong answer, maybe - if the portfolio offsets the negative cashflow and on the portfolio level we meet our positive cashflow metrics then yes otherwise no. 

Also, at this time I had seen properties selling for 10 – 20% over ask regularly.Interest Rate 30 year conventional 7%Homeowners Insurance = $1,000 annuallyRents = $1,800 per monthWhen I looked at those assumptions, I would need to put down $80,000 on this house to get it to hit my cashflow goal of $500 minimum per month which equates to 35% down.Total mortgage + escrow = $1,267.13 per month with rents at $1,800 my monthly cashflow is $532.87.From my experience, after taking out vacancy and maintenance costs you are left with around 73% of that total cashflow number once the rental is established.People have asked why a $500 per month cashflow goal.