They suggested while the property is vacant it is easier to repair, which costs 10-15k. 

I'm guessing if Buildium and Appfolio are like every other cloud service out there the issue isn't so much the cost (some can be passed through to the owners) but the training cycle on it. 

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

DSCRs are high 7s, low 8s for a 30 year fixed from what I've been seeing.

No the rates are not on par with conventional when you figure in additional costs and pre-payment penalties. 

But when I got my first bill from the attorney for 3000K+ I started to worry about how high legal costs could get even if they buyers dont win.

With 30% down your options are thousands of lenders.Why is it unwarrantable- master policy not enough coverage; low occupancy rate; HOA reserves; cannot be rebuilt or repaired; pending lawsuit in the less than 10 year after built for construction defect; flood zone with no flood policy...?

Cost segregation is a popular tax deferral strategy and there is often confusion as to the difference between bonus depreciation and reclassification.Bonus DepreciationBonus depreciation is a tax incentive that allows a business to immediately deduct a large percentage of the purchase price of eligible assets, such as washers and dryers, rather than write them off over the "useful life" of that asset.

My $10k example was admittedly unrealistic.However, by way of further background, @Dustin Heiner wrote an excellent article on this topic on his website masterpassiveincome.com titled "What to Do When A Buyer Backs Out From An Assignment Of Contract".In it he suggests a scenario where the assignee decides not to proceed, perhaps after discovering a big ticket repair item that would cost significantly more than the portion of the assignment fee held in escrow. 

I believe the primary issue is the 20 year term on a typical commercial loan.My current focus is on buying and hold duplex properties, and around me that put the total acquisition costs around $200-250k, with total monthly rents being 1.0-1.3% of the purchase price.