Key difference in existing resale with inventory so low: Not all sellers have to sell their home.

Can finance for 12 months with no interest.Vs.Having contractor get standard windows from Lowes and frame around to fit.

Not too low either, you don't want to go with someone who is just focused on price as this is a quality of a not-so-great accountant.

All of these numbers seem low, especially property taxes if this is in TEXAS:Vacancy $105.00 (3%)Repairs $105.00 (3%)Management $175.00 (5%)Property Taxes $66.67 (2%)What kind of unit is it?

When you're talking 100+ acres, land owners generally know the value of their land, so you're not getting any crazy low deals, and yes, they want substantial money upfront.

Not too low either, you don't want to go with someone who is just focused on price as this is a quality of a not-so-great accountant.

Much more cost effective, more units, less maintenance, no toilets or showers to deal with.  

Looks good, except overall you might get say 1.25%-1.5% depending on your split with your broker.You need to find a broker that doesn't mind that you are doing low volume. 

No, they dont add value, yes, they are a huge liability, and yes they require constant maintenance.

Without the maintenance fee what you paid 3000 for is useless.