When you are doing these kinds of transaction, its best to get professional involved. good luck.  

I'm interested in investing in Kansas City due to the strong cash flow potential and optimistic economic outlook the market.

Maybe you all can talk some sense into me.Perhaps there are better deals out there and I should be out looking for them, but we're slightly in between financing and I just think it's super wasteful to not get these window ACs back to good working order.Sounds like only the bigger 10000 btu/hr unit is really even worth the time to investigate further at this point...Does anyone else's day to day look like this at all?

We manage a Rental Portfolio valued at $800M, we are constructing over $600M of new Apartments and some Condos now, and are selling about $50M of our finished projects now.We buy only top projects in high urban demand in fill neighborhoods that are vetted by our team of professionals and banking partners for complete feasibility before starting.

But they do promise to include professional photos, 3D virtual tour, advertising on Zillow/Trulia etc.

All being said I went one where members who are professionals I checked out their credential and licenses.

What is the typical finding fee for professionals (lawyers, CPAs, consultants, etc.) that find investors to join my group?

I did make assumptions on insurance but I feel that $800/year is very low and that you would have 5% of rent in lawn care, professional fees for tax software and other, and a small budget for small repairs. 10% for property management is the norm until you are managing 5+ properties then you can start to get some breaks.I hope that you are able to make this work for you but it will be tight even with your 30% down payment which is a lot of cash to tie up.

Depending on where this is, you could be dealing with "professional" renters. 

When asked, she said she didn’t think it would make much of a difference and would likely cost us more in professional fees for her to use that election.