It seems that your property is cash flowing well and it aligns with your overall goal of building a portfolio. 

The next step should be in alignment with you end goal.

Cost to build/ unit(door) is about $95k/ unit in Louisville, but lets just be conservative and go with my comp on what they spent in 2016 and increase it for inflation and market growth.  

And with out of state investing the PM component will be vital.

Doing a cost segregation on the new construction can help accelerate some of the items/components of the new construction to depreciate them quicker.

The difference $2730.34 - $2655.74 = $74.66This is his response:Since we have now aligned my payment schedule with the first day of the month, I will have paid a total of 3000*11+2730.38 by end of July 2020 for 361 days of renting your place.

The value add components and location.

That's the best way to determine if a particular strategy is in alignment.

Not sure what the laws are in your neck of the woods but I am in New York and my late fee aligns with state law.

@Leticia Montoya usually you'd have a vendor for each major component of the rehab so one for the foundation, one for  HVAC, one for roof, and one GC to handle most other things, of course this varies given what a particular property needs.