The negative 1K per month includes the property management fee.

I moved into a condo with an HOA and they have a property manager.

You will hire 2-3 of the wrong contractors also and lose 10-15k in walkway money.Your first try should be to do a flip as a smaller partner with someone else, a friend, a local investor from a meetup, so you can learn the ropes, know how to manage a crew, etc.

This is perfect being 2 doors down from where we live so we do not have to pay cleaners and property management.

That does seem to help but most self-managers just use the 2 OTA without a PMS. 

Hire a sober house manager who has significant clean time.

What is the value add to the builder for his time, management, experience, subs, etc.?  

We've been managing our properties for 2 years now and been doing a lot of the work ourselves to save money, such as yard maintenance, cleaning, unit flips, etc.

The property is being sold as-is / cash only by the management/Hoa of the development.

We use Guesty to manage 40 units and it's the best we've found.