. $500k won't buy you much in San Fran but is a pretty healthy budget in Jax.One smaller factor is that Duval county doesn't charge impact fees on new construction (and is the only county in Florida that does not) which is great for developers but not so great when there's no money for maintaining our schools.https://www.jacksonville.com/news/20190423/duval-voters-to-decide-on-proposed-sales-tax-referendum-to-pay-for-replacing-repairing-renovating-schoolsAlso this isn't Florida or Jacksonville specific, but in times when the stock market is particularly volatile real estate investing becomes more appealing even with lower returns.Personally as an investor I find all this out-of-town investing a bit annoying (increased competition and increased prices) and am concerned that these properties potentially aren't well maintained.

Why are they charging so much???

I would tell the lender what you plan to charge for rent and you might even provide some info about what rents go for in that area so they can see you're not just making up numbers.

Property management companies are asking extra charge for initial setup2.

Not an unreasonable charge in any way.

The means charges for replacing the line, all the units freon, etc.

Get the cash wherever you can get the best terms for your situation and the lowest cost of financing:How many points get charged up front?

They charge as much as anyone else, but we've found them reliable.

Without taking advantage of people, but charging a "fair market rate" I can do quite well with it. 

@Travis Washington I dont know the rental comps there but if you do choose to add the fence, you can target different markets such as pet owners who would be willing to pay extra for the fence for their dogs plus you can charge a pet fee.