As an agent I have noticed there are some full service CRM and website options such as Boomtown and RealGeeks but they seem SUPER expensive.

I will probably want to refinance at least 80% of that into something fixed at some point to hedge against rates going up.Monthly costs:* debt service = $441 (141,000 *0.0375/12)* insurance = 78 (quote from Geico)* HOA: 860* taxes: $149 (it's $894 each per year)* repairs: $100 (I'm estimating a little less than with an SFR because with a condo I don't worry about the roof, the hot water heater, landscaping, etc.)total: 1628Monthly income: $2660 (1410+1250)Net: 1032Cap rate = 8.7% (1032*12/141000)Things I didn't include: closing costs, vacancy.

Would love to keep in touch if I'm in need of services in the future. 

Good luck continuing into those deals in your market and thank you for your service! 

In more astute owner/property manager interactions, the contractor will be TOLD to decrease their price ASAP or the contractor would be terminated for any future consideration.I would most definitely contact the contractor to get the low down as to why it is more, since the property manager won't do it.It sounds like since you are doing a la carte service as opposed to full service, you are getting some bad answers from the property manager. 

Assuming all rents are substantial they should be able to cover my debt service and any other expenses needed (repairs, water, vacancy, cap Ex, etc.) 

So far I have been expensing  my education cost, application fees, and other association fees to the partnership.

Are you also providing pool service so it will not be a green pool? 

(would it be a surprise if you find out subletting is allowed later)Can you review their initial applications and background verification if any? 

I have a couple that I plan to use Tax Title Services for, so I am already familiar with their services but I plan to keep those.