Maybe if you really like these guys and their work...and feel that they honestly got in over their heads, you could throw them an extra $500 just to appear 'nice'.

You'll be extra fine if you only buy in good locations where tenants want to live. 

To get any cashflow I think I need to be looking for something around $250K, that doesn't need a lot of up front rehab, to give me enough extra for closing and reserves, and in a submarket that will gross 3000/m.

I think a bigger reset is coming in the coming 3-6 months, so i would be extra picky in my deal analysis.

Id like to add we spend extra hours after work on wholesaling, and i do cold calling. 

We don't really incur any significant extra costs by having someone physically show the property because someone's already working, and we batch showings.

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

15 acres for a lot sounds huge to me and I'll bet you could be missing out on some extra $ by not getting more lots.

And if you want to be in real estate, while I normally don't tell people they should get their license to be an investor, if you are a good marketer and networker, getting a license can be a good way to pocket some extra money on weekends and evenings, while learning a thing or two about real estate.  

It may sound nice to pay a 6% management fee but the extra fees can add up to be more than the other company that charges 10% with no additional fees.