There's no exact science to it but like you said it's only usable about half the year (due to temperature, I presume) and then even when the weather is warm, it could be raining, so truly only available likely somewhat less than half the year - maybe an extra $0.15 - $0.20 psf/mo added to the $1 psf/mo sounds reasonable.

One of the reasons I used them is for their flexibility in what they consider cash reserves (which you need a lot of when you have 7 or more properties....Per Fannie Mae: 6% of the aggregate UPB if the borrower has seven to ten financed properties (DU only). ). 

The reason you hear so many horror stories about PM is because Landlords fail to research and screen.

Well @Jason Graves, Personally i wouldn't pay for asset management, that would be my roll. of course if for some reason you don't have 2-4 hours a week to deal with it then perhaps you could out source it.  

Lender states our insurance is inadequate, my agent tells me their requests are not reasonable or possible for most insurers, yet their company has a preferred insurance agent who can write the correct policy... fishy.

If you intend to occupy the larger unit and make that the reason for eviction, you may mitigate some of those issues. 

In short I want to connect and start a professional relationship with some like minded people and not just the first person I come into contact with through any of agency ;)I am currently living in AZ but plan to move to OK shortly for professional and personal reasons.

No, they won’t discount the price for a larger EM since they are requiring it for a reason.

This seems like another reason that things are at the top. 

I also cannot get "normal" financing anymore - like your situation - but for a different reason in that I've hit 10 loans.