Try Phillips Real Estate Services, LLC in Eatontown.

As an agent I have noticed there are some full service CRM and website options such as Boomtown and RealGeeks but they seem SUPER expensive.

I will probably want to refinance at least 80% of that into something fixed at some point to hedge against rates going up.Monthly costs:* debt service = $441 (141,000 *0.0375/12)* insurance = 78 (quote from Geico)* HOA: 860* taxes: $149 (it's $894 each per year)* repairs: $100 (I'm estimating a little less than with an SFR because with a condo I don't worry about the roof, the hot water heater, landscaping, etc.)total: 1628Monthly income: $2660 (1410+1250)Net: 1032Cap rate = 8.7% (1032*12/141000)Things I didn't include: closing costs, vacancy.

Would love to keep in touch if I'm in need of services in the future. 

Good luck continuing into those deals in your market and thank you for your service! 

In more astute owner/property manager interactions, the contractor will be TOLD to decrease their price ASAP or the contractor would be terminated for any future consideration.I would most definitely contact the contractor to get the low down as to why it is more, since the property manager won't do it.It sounds like since you are doing a la carte service as opposed to full service, you are getting some bad answers from the property manager. 

It can be a mix of the 2 or 3 combined but there is usually one that stands out above the rest as the driving factor.

Assuming all rents are substantial they should be able to cover my debt service and any other expenses needed (repairs, water, vacancy, cap Ex, etc.) 

Are you also providing pool service so it will not be a green pool? 

However, oftentimes this is difficult to do in our market, so the option fee that they pay usually helps it so that we are able to get the majority of our money out of the property.The rest of the money we have left in the property we create 2nd position performing notes that perform at 11-12% APR that we sell to passive investors.