Plus NO renewal fees.

Appfolio is now charging a fee for each ACH rent payment transaction. 

If I sell, after realtor's fees and homeowner's exemption (500K), I would owe tax on 685K or almost 200k.  

And, as you and others have said, you're now at big risk of holding open a place with no leverage whatsoever and if they pull out, you have no practical recourse and are likely out a month or more of that $3,000 monthly rent while you try to get someone else in.

That would mean part of the base fee.

My goal here is to make sure that once the house has been renovated, I'll be able to refinance and pull my cash out.

So, if you are serious and have some experience, you can probably cut a few years off your business development trajectory, and save more than the $15-$20K fee by retaining this outfit.

I charge 15% of gross revenue from each payout after cleaning fees are deducted.

Our process, supported by our lease, is If they have stopped paying rent, we notify them that a late fee is due after the 5th of the month.

do you have title pulled and ready to go..