So the owner may go with whoever makes it easy for them but hey they are not the one putting money in your pocket or worked for the money you already have and whatever you do it is you who will have to work to make things work out well for you not the agent. 

Maybe do a "secret shop" and have a friend or family member call and inquire on the property to see if the PM is easy to get in contact with and set up showings. 

I’ve only had minor issues in my first three years so this is the first time I’ve had to do anything that would be more intense than sending out the PM’s handy man.I know my BP fiends & colleagues have a ton of experience so I wanted to ask for some advice on each step of the process so I handle it properly.1.

Talk to local agents and investors and see where in the area a househack may make sense (won't be easy to find around Boston, be prepared for that). 

They typically go for A class condos in neighborhoods they've heard of, so very little maintenance and cap ex, and easy A class tenants.

I am pretty handy and plan on doing a lot of the easier work myself, and I may try to get my contractor’s license (apparently very easy to get in NJ) to make things a bit easier as far as permits are concerned. 

The question is would this be a legal use, as long as I have proper documentation, or would this be seen as intermingling funds?

I don't know if I'm just over estimating repair costs or if I'm just missing something.As a realtor, I know my ARV is spot on that's the easy part for me.

In a lot of @Brandon Turner's publications, he mentions training the tenant properly.

At first, it would be for smaller commercial properties, but if the relationship grows well and we make a good team, I'd love to scale up with them.Ideally it's a win-win for all:For the PM:They get a large chunk of equityThey get more business.They get access to my investors' capital for potentially future dealsIn a way, they eat what they killFor me:I look favorable to the lender with an experienced PM team as a partnerI'll get a deal under my beltI'll be able to get help with the downpayment, reducing the burden on my investors and myselfFor my investorsSure, they lose out on some equity, but they'll get a (slightly) higher return due to the lower monthly management feeThey'll sleep easy knowing that the PM has skin in the game and is experiencedTo be clear, I'm playing the long game, so I'm more than willing to do say, a 55/30/15 split with the PM/Investors/Myself and with a 3-5% monthly management fee.