We can achieve great cap rates on properties that are in the 40-65k range, but notice most portfolio lenders don't go below a loan value of 50k typically (meaning total property value needs to be 72k and up). 

It seems like the people in your situation probably were not totally honest with their lenders, which people do at times.

I've been around BP for years and I don't totally follow how they can say "BP's advice".

The only tricky part here is i need electric obviously to power the pump on the well and I’m not sure how that would work if there are 2 units.

Mentally prepare yourself to spend another 10 to 20% repairing stuff that wasn't obvious at the beginning. 

And, sorry if I'm stating the obvious, but the utility company themselves.

I'm not totally sure what was decided between you and the two tenants who want to stay (it sounds like) one extra week into Oct. 

My total bill last month was $2800 which put's me on track thus far for over 33k per year not including tax returns.I should disclose that I have another business that keeps me traveling pretty much half the year.Our Real Estate business operation looks like this:Property manager handles tenants and collects rents, he deposits all rents into our accounts and coordinates the rent roll with bookkeeping, they cut him a check for his gross collected rent management fee, bank statements are automatically sent to CPA's office for them to reconcile against business credit card statements, they also handle 95% of day to day financial operations from there to include paying contractors, setting up utilities, paying company bills ,bank deposits etc. for 4 and now 5 entities with the short term rental llc.We have a initial goal of 100 doors so I it's pretty easy to see this cost jumping significanly in the not so distant future.

Obviously there is a big difference between 30k and 135k, so there has to be a discrepancy somewhere.

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.