These include loan payments (if you had them), taxes, insurance, HOA fees, utilities, etc .. that occur during the Rehab period and up until the property is fully rented.I understand your reasoning for the 60% LTV to gain better cash flow. 

Months went by and I kept asking for a reason why they thought it was a crack and all I kept getting was more bids over $10k to replace our sewer. 

Years back I was told even basic appliances and flooring needed to be depreciated.Ready for rent means it can place a tenant in a reasonable amount of time.

I am available 24/7 for them to report emergencies so I think it's reasonable to expect them to respond to me within a week.If they don't respond within a week, visit the property to verify someone is still living there.

What is reasonable amount to charge for a 3 family home....fire alarm system set-up and monitoring?  

For liability reasons, they feel it is best to work under the leadership of an established company so that you don't make any egregious mistakes as a new agent. 

There may be ethical reasons to not assign a contract (my personal opinion is that (1) if the contract provides seller financing or other terms that rely on the performance of the buyer after the closing, it is unethical to switch buyers without the seller's permission or (2) if you haven't properly vetted the assignee or used language to prevent them from also assigning to someone who can't perform and you are not able to close if they fail to, that is not fair to the seller) but that is a personal opinion not a legal distinction.I'd be interested in taking assignment of your contract if it is a truly profitable deal. 

My state says I'm required to give "reasonable notice" before entering the property.

Very few good property managers want to deal with the low income areas for the same reason owners don't.

This would be the only reason I would go after one.