. $150 of that goes toward property management fees (which I currently do myself), $200 goes toward future CapEx savings, and $250 is true cash flow.

Purchase Price $35KARV/COMPs $85KRepairs $23,750 (reimbursement based after each draw/inspection)HML Loan $49,937.50DWN PMT $8,812.50Lender fee $3500Processing fee $500Closing Costs - not yet ascertained ~ $2500 The initial numbers I did had this as a home run, but now not so sure and the contract has been signed. 

If you plan on doing one rehab at a time you'd save money in lender fees and interest by using the money you've saved up. 

Say the go for a refi, and get 70-75% of the ARV, now you're getting $140-150,000 back out, which you'll use to pay off the original Hard Money Loan.I'm making this scenario look pretty, tight, and nice for the sake of ease, but that's the gist.There are points, fees, interest payments, etc along the way.But regardless of where you live, whether you own a home, or even have a job, if you can come to the table with a good deal, that fits the lenders numbers/expectations, and you have the financial capacity to do the loan, the loan you will do...

High level, it's a 15 year at 5.25% and I'm paying a point origination fee but the full loan details are below. 

Is it standard for HMLs to ask for a one-time deposit of $3500 that includes: 1) evaluators going out to property to determine whether it's a good deal, 2) enrollment fee and 3) "skin in the game"?

I found a property management company that charges 10% all in, no other fees, etc.Now, for only one property, do you recommend I landlord or hire it out?

Duluth is a little more of a pain, I believe there is a fee for converting a property to a rental (if it wasn't already), rental license fees, and if you don't have enough off street parking you pay more fees. 

I should also mention that I paid $1,000 towards my buyers attorneys fees and in addition he charged my buyer $850 for a grand total of $1850 in closing fees...so I am pissed off  that he took advantage.

The condo fees cover the big ticket exterior items, so I view them as forced capex savings.