I think buying is a solid choice as long as you make some good contacts while your hear, most importantly a good property manager but also try to find a good handyman for service calls, a good cleaner, good yard person, ect.  

I work for the Dept. of Human Services in the City & County of San Francisco. 

Some companies will charge a flat rate, or will charge a set rate per $100k of transaction amount - or will charge whatever they want...Many of the other line item fees are just passed on at the face value of (or close to) the actual cost of the service, while some are pretty subjective - like "doc prep fee" could be $45 with some, $95 with other co's.You can shop and negotiate many of these costs, some you can't, but $8565 does seem a little bit high on a refi. 

(the state of roof, siding, windows, etc can significantly affect the value of your property) Roof, boiler, siding were serviced/inspected in the last year and in great condition.

Wayne I suspect she may be alluding to a mobile notary service..

I note that you asked specifically about “cash-flows”, which has multiple components each treated differently for tax purposes.In general, you can start with NOI, next you have debt service and cap ex, which can get you to cash-flows.The interest portion of your debt service is tax deductible (possible subject to limitations) and the principal portion is not because you get basis in the asset for the loan principal, which generates a depreciation deduction.Similarly, cap ex is generally not deductible currently but the expenditure is capitalized and depreciated, similar to the initial basis in the asset.In summary, you have cash and non-cash tax items that cause your taxable income to differ from your cash-flows and taxable income * tax rate determines your tax liability.

If you are super-confident these are solid LEADS and not just prospects, check out the cost of a messenger service to deliver your envelopes - here in my area I can get them sent same day within 4hr delivery for less than fedex next day.

I want it to contain properties, descriptions, abiliy to complete web site online, make online payments, submit service requests, etc.

They also drew up the lease, but then I took over management as that is not a service they provide. 

I already have a part-time job at the online service https://edureviewer.com/ where I edit the essay and paper-works of the students) There is a good job and living in the rent flat is quite convenient with my profession)