Thanks @Jeff Kehl and @Roy N. for your elaborated response and explanation.This is an out of state investment for me (almost 3 hrs drive from my place).

You are also responsible for all costs incurred to turn on the utilities 

However having said that I dont think the other responses are wrong about selling right now being a good idea as the market is hot and you would have good equity in it to have a good down payment on your next investment.

I already mail ~4,000 per month to absentee owners and we're getting about a 2% response rate, but our leads are low end/low profit properties.

Her response to our notice of non renewal is that we will have to pay the homeowners association to remove the gate as she can not move out all of her stuff through the front door.  

Mike Cartier thanks for the response, I may not be understanding this completely but how does the tenant actually get the money?

If I were to move in, I would only be responsible for my utilities and about $400 (give/take) in mortgage and expenses. 

The lessor hand over all responsibility to you.

The ultimate goal in determining whether the provider's account fees meet your needs should be the value provided, not just in fees you'll incur, but also including intangible factors such as highly experienced professionals and responsiveness to client needs.Funding Time Frame - I would argue that this is the most important factor, as moving quickly is the nature of the real estate investment community. 

@Chris P.In response to your question about overpaying based off of the ARV will depend on what you are looking for.