The Contract servicing company("escrow specialists") is forwarding my payments to diTech.

Account Closed Well, maybe i'm not using the definition of turn-key correctly - the property was "near" turn-key as a purchase, but I didn't go through a "turn-key service".

The "ops" company provides services, has employees, and character of risk of loss is different than the holding company. 

And at that size you might also be able to find some info from public companies that own or manage similar properties.Where did you get the 7% for property management?

Once you approach 10 gpm electric power demands would be prohibitive for standard residential electric services. 

Annual numbers are:Built in 1984 - Seems to be a B class complexPotential rental income $900K-$1M gross6% vacancy ($60K), $20K addition income from vending/laundry - no other amenities, $65K taxes, 5% ($50K) Capex, $28K Insurance, $16K contract services, $90K payroll/staffing, $150K repairs/maint, $6k utilities (tenants pay their own), $10K accounting/legal, $5k advertising/marketing, $100K (10%) PM (is that redundant with staffing?)

RCW 9A.52.090    (Revised Code of Washington)Criminal trespass—Defenses.In any prosecution under RCW 9A.52.070 and 9A.52.080, it is a defense that:(1) A building involved in an offense under RCW 9A.52.070 was abandoned; or(2) The premises were at the time open to members of the public An owner may, through words or actions, express or imply that he/she no longer has interest in the property. 

Looking for contractors for make ready service in City Heights.

I currently own a maintenance company here in the Tampa Bay market that services commercial and residential homes through either Realtors, Property management companies,  and large REIT's.

I use StarPoint Screening for a background check and public court records and ClearNow for rent collection.