Rentometer: $3,868Redfin: $4,173Zillow: $6,233The problem is the sites have no idea about the condition of the unit or the configuration. 

WArning:  You are asking legal questions in a forum online. 

I wanted to be very Dave Ramsay style on my personal property... high down payment (30-5% and only 10 or 15 year loan). 

:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+, zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680, some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

If you feel all of their prices are too high, then go with another PM, but you get what you pay for (most of the time).

I would not recommend an OOS BRRRR for your first BRRRR.  

Highly unlikely he responds on the first go so you need to have a  plan to get the full effect

Maybe I will see you at one of the investor meetings.thank you for the recommendations  !!

I only have student loan debtI have a full-time remote jobI have no prior experience in real estate investingMy credit score is high 700'sHere are the details about the property in Zenda,WI:Asking price: $235KIt’s being sold by out-of-state heirsIt needs at least $50K in repairs and updatesThe neighboring house recently sold for $235K (though I don’t have details on its condition before the sale)A family friend who owns a construction company assessed the property and noted the following:Replacement Needed: Furnace, Water Heater, Water Softener, Floor (concrete replacement needed due to unevenness), Roof, GuttersUpdates Needed: 1.5 BathroomsConcerns: Black mold and water leak marks upstairsRemodel Suggestion: The staircase is very steep and narrow; recommended to relocate and extend it into the living spaceAdditional Work: The property slopes downward, allowing rain to flow into the house.

Also, I highly recommend doing an analysis of how much you stand to make with and without property management, then see if the difference in profit justifies the risk.