What should I expect as a rate of return?

I do expect rent prices to climb but not suddenly. 

Just re-read my lease again and definitely going to press my PM company it says this: "Lessee is expected to maintain and care for the property, which includes, but is not limited to the following: Pest control including but not limited to mice, ants, small rodents, etc."

Expect a tenant turn over when you push.The problem with the community is the non enforcement of community rules and a low quality tenant base that does not have  very high social standards.

You'll almost always lose money after closing costs, realtor fees and interest payments unless you get lucky and experience some significant appreciation or if you find a GREAT deal.If you're going to keep it and rent it when your done then it'd be a good idea to check out the airbnb market and speak with a local property manager in the area and figure out what kind of returns to expect from the business.  

See: https://www.phila.gov/li/pdf/Code%20Bulletins/Cert...In most cases, if the U&O is clear, you have a rental license in hand for the correct number of units as you expect to rent (if applicable), and there are no open permits on the property (check: www.phila.gov/li) then that's all you need.

It helps to inventory the condition of the place and note remaining life expectancy on equipment.  

In general, your returns will be directly correlated to how many Queen beds you have in the unit, how good the pictures are, and how many positive reviews are there.I handed mine over to a management company and I’m expecting to probably my market rent + ~10%.

Or is this all the expectation for everyone who is a part of your team? 

I would keep it at 10% ($528.60) until you have the property inspected to determine the current condition and life expectancy of all major components and appliances.