I track revenue, then back out ALL costs, OTA fees, Cleaning Fees (add back the difference if this is a profit center and average this cost), and any other fees if any.

You got HOA fees and your taxes are only at 4% ? 

Figure out how much they would have to raise the monthly fee to go from negative cash flow to positive cash flow and then to be safe I would double that amount and assume the Hoa fee will go up that month. 

I am managing it myself and have a handyman in town.The lease terms do not include lawn maintenance or snow removal, however my tenant does not want to do it herself.My handyman is willing to do it for an additional fee if I provide the snowblower and lawn mower. 

PLus usually fees are much less than hard money lenders and it s fixed rate for 30 years.

To add to the good information you already received, if you can qualify for a  traditional bank or even credit union loan great, because your rate, fees, and terms will most likely be much better than a hard money loan. 

Originally posted by @Eudes De leon:thank you guys for your input  so that would lead me to another question  where can I find a FHA appraiser that I could talk to The cost of the time of an FHA appraiser is an FHA appraisal fee, which in turn requires a fully ratified (seller signed) purchase contract, assigned FHA case number, etc etc, unfortunately. 

Specifically, I will be charging for tenant placement and a monthly management fee.

It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees.

No origination fees.