Most of these custodians charge an annual fee based on assets in your account.

Typically what you see is:5-10% of gross rents collected (some set minimums in addition)50-100% of 1st month's rent for getting a vacant unit rented plus advertising (high in my book)50% of 1 months rent for lease renewal (complete rip off)Some will take a portion of late fees (bad)Many will charge you hundreds of dollars to handle evictions (even though they do nothing but call the lawyer who handles it all)Typically, they also charge $25+ per hour for handyman (who they likely pay WAY LESS)The fees are never-ending.

But if you guys think if I replaced these problems I could charge more for the house and be able to sell it then I would be willing to try it.

I charge them what a bank would for this credit problem say 9 % just for kicks.

There are lenders who are not concerned but those lenders will charge higher rates, have poor terms and pre-payment penalties in many cases. 6 or 12 months seasoning will open up all the normal lending options.As Scott mentioned you really need to understand the refinance assumptions before heading down this path.If you want to pay commercial rates and terms many commercial programs will let you use the appraised value.

I charge a premium when units have hardwood floors and off-street parking that may not be reflected in a general area search.

I say might because not every situation will lead to a deal that is good for you as the buyer.When someone has abandoned a property they have emotionally checked out.

Next question: How much do you think an attorney would charge to create an assignment contract?

South of you from what I remember.If I remember there is no charge for the meeting.

You can likely refinance or otherwise pull out some equity but as others have indicated the cash flow is not very strong.Paying off your primary home is more emotional than wise in terms of investing.