Plus the bank is tacking on fees and costs every day which increases the amount they wIll be willing sell it for.

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

May be one that splits the fees made 50/50.

Even then, the lower your score, the higher the interest rates and the more fees you will have to pay.

Specifically, ask your agent if she includes estimates of vacancy, capex, maintenance, and management fees in the numbers.  

Even if it takes a couple more months to get a good tenant in it cost a lot less than a none paying tenant for several month, court fees and rehab fees.If she cant pay 1st last and security right now she most likely isn't going to be able to come up with it after she gets in. 

In partnerships where one party is finding the deal and the other party is doing everything else, the deal finding party is usually compensated with a sort of finder's fee.

There are multiple companies that do this for about a $20 fee online.

It basically says that anyone who has a short term rental, needs to live a few minutes away, has to pay $1000 annual permitting fee, get regular inspections, must do it in an area zoned commercial, and any short term rentals must be over 30 days.  

what is the best way to asses the value before i decide to refi cash out and pay an appraisal fee?