So if an agent that deals with rentals as a primary and is in an area like NY or NJ says something contrary, trust their take on it.I would recommend saying something along the lines of: You are welcome to setup a time but your client will be responsibile for any fees associated with your services.

Leave it for a year and raise by 5%/year?

If not, now is the time to raise the issue of discrepancy.(4) Do a walk through to see what may be damaged/in need of cleaning (beyond reasonable wear and tear.)  

This is not how I run my business today, but when this tenant rented I told them if they stayed long term we wouldn't raise their rent.

All reasons for the Service to dig dig dig.

I'd mark up just alittle bit because it must be not updated to raise the rent...let's say now it's $55KTaxes $11388/year, insurance could be $3K easy - it's a free standing building.16 parking spaces, lot 0.45 acres.

I got a list from my contractor yesterday:roof - $4300windows - $2250flooring - $3200bathrooms (both) - $7000appliances - $1200paint inside and out - $2600door - $450total - $21,000That's about as detailed as I've ever had. as @Brian Pulaski said, you're paying for a complete service, it's common to get SOME lists of work, but vague ones.

I would recommend learning how to raise private capital.

Yes... take monthly MI especially if you know that your ARV or "after repair value," is at the very minimum 125% of your loan amount because this in essence means you have 20% equity (IE 100k ARV / 80k loan amount = 125%) and you can get your MI removed automatically after 12 months min (some mtg servicers vary but most are min 12 months for auto removal w/ equity documentation). 

A couple weeks after closing, the buyer came back to me and mentioned that my property management company signed new leases and filled the vacant unit with new tenant during the escrow process (after I signed the contract but before the escrow closes).The new leases are 1 year long and the new owner is not happy as he cannot raise the rents.