Your numbers are pretty accurate from a quick glance for the monthly expenses.  

Posting negative information about a specific matter in a public place could be construed as slanderous and while the info could be accurate, exposes you to the wrath of an angry seller, contractor or brokerage. 

Is that accurate?  

I have a little experience in the real estate market when I purchased a family members house, performed moderate repairs and sold it. 

But, know that just like any other appraisal, it's someone's best estimate of the value and may not always be accurate, especially if the appraisal was done a few months ago.  

Our best performing 3 unit MF cost $130K in 2014 after repairs and returns $1950.  

If it is ballpark accurate that is good (even honest people are often optimistic).No one will manage the property as good as the person with the financial risk but managing properties takes time and is not feasible when not local.Often turnkey offer cheap properties. 

The seller didn't end up having to perform any work, even though the electrical panel was not updated.

Once you have proven that you can find the deal, sell it for the right price, and determine accurate ARVs, then you might want to think about grabbing the right deal yourself.

I wonder if there's a way to structure things so that there are monetary incentives for the PM when they keep a tenant in place long term (reducing turnover), and perform enough preventative maintenance to avoid high cost repairs that could have been prevented.