When you say PM doing the leg work, do you mean they are marketing the property? 

This situation is such a long one but I will try to keep it short and to the point. 

If you can make 1% today you are doing pretty well, but keep in mind every property should be evaluated on its own merits. 

I have found that if its a good enough deal to flip , its a good deal to keep as a rental , sometimes better , as a rental you do a quick repair and cosmetic update and rent it out , and in maybe a couple year it has appreciated , you then do a remodel and sell and you have made much more 

So your competition is getting larger as a landlord.Traffic and infrastructure are starting to have issues keeping up with all of the building.

Consult with a Financial Advisor: Seek advice to navigate negotiations and explore refinancing options that best fit your needs.By taking these steps, you can work towards lowering your interest costs while keeping your loan terms unchanged.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?

One thing to keep in mind is "less is more" when it comes to telling anyone including the Loan officer what you plan to do in terms of living arrangements.

I believe NYS law is 15 days to keep the things, but I have also read 30 days is standard. i want to get the property cleaned up and start working on it...

However, keep in mind, the renter will need to share a bathroom with the current tenant, and I've spoken with her about this, and she's fine with this arrangement.