It seems like you're figuring your debt service into your direct operating expenses.

A typical resident would see rents climb at a decent clip over a two year period as the apartment interior, exterior is renovated and improved property management increases desire and pride in staying.  

It is less likely someone is going to offer their services for free in terms of the time to do a walk through and cost estimate unless there's some incentive for them.

What to Look for in a Real Estate AgentWhen buying a home, you want a real estate agent who… Takes the time to understand your needs and goals, so you have a true partner in your home buying journey.Explains everything clearly and answers your questions, so you’re never in the dark.Has expertise and a track record of success in the local market.Knows how to find great properties in your price range.Will alert you to new listings, quickly, so you get the jump on those opportunities.Will advise you on the best price to offer for the home you want.Will prepare and present the offer, and skillfully negotiate such things as price, conditions, closing dates, etc. so you get the best deal.Will save you potentially thousands of dollars by ensuring you don’t overpay for the property you want.Will recommend reputable home inspectors, movers and other professionals you may need.Not every real estate agent offers all of these services.

The fact that you're investing from a distance doesn't improve the situation. 

We basically offer all of the services of a turn-key company without the commitments.

Huge red flag, never exchange any monies owed for services unless the tenant is a hooker and you get the service up front.

Reverses can work with timing issues, needs for construction or improvement or if you're wanting to double dip appreciation and cash flow for a period of time.  

 $60,000 capital improvement for a conservative $1400 in additional rents.  

No idea what the $650 is for.very fast talker and gets upset really easily when you question his service.