I will run through an actual deal soon, just trying to fine-tune the model in the meantime. 

I actually did not have a contract in place.

Correct, which means that "not on your personal record" is not actually factual.

If you can rent it out to guests, does the $247 include the motel receptionist servicing the guests that stay at your motel room along with utilities?

It's true that Stessa, as a free service, might raise some eyebrows.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

For me, I care more about the accuracy of costs and finishing on time than the actual cost of the reach.If you really like this contractor, offer a bonus structure if he finishes on time. 

So I will get money that is being considered goods and services rate not the cash advance rate.

I am not tight on reserves or cash, comically that is actually my  "problem" as it made me lazy. 

When I asked about doing cost segregation for my SFR my accountant at 1800 actually sent me an article from Biggerpockets which was encouraging.