All of our services and charges are listed on a document on our website.

If so, you may choose to simply add it to the lease as being damaged at move-in so the tenant doesn't get charged for it when they leave.

You should be able to get rid of that sign up fee of 3k and have only the monthly charge.

I'm about to start a team of callers on these lists, but I don't want to waste their time or my time with these dead leads.I'm thinking of charging back the expense with my credit card company because I'm pretty disappointed.Does anyone have any solutions they'd recommend for getting accurate property owner phone numbers?

Otherwise, if you're assuming third party management, then maintenance is either baked into their fee or charged hourly like a vendor. 

We don't charge any  up-front fees for this and it shouldn't be necessary, but do watch out for the upfront non-refundable "commitment fee" or "engagement fee."

First, don't use REI Reply, it's just a white-labelled/private-agency version of GoHighLevel (the actual provider of the CRM) that they just mark up and charge you extra for everything you do (every text, email, etc is 2-10x more expensive than just linking twilio/mailgun to your GHL account, etc).With that out of the way, you can get to making workflows.

There is also a garage in the back we charged $100 per spot for. 

I charge 150 cleaning fee so this doesn't take away from my profits.

If that's the case, you would charge rent + utilities + water or just lump it into one rent fee.One thing to keep in mind is that friends often bail on deals like this once you get it so you have to be prepared to have to figure it out if you get the house and he isn't interested.