Feel free to reach out if you have any further questions. 

But having had the experience of PM'ing as a business - we used to manage some apartments for another investor - I'd only do it as a way of freeing myself up from managing day-to-day while still not absorbing the cost of PM. 

I have had them cancel penalty free with proof of sale/under contract, or an imminent maintenance issue.

My entire portfolio is on my page so feel free to check it out.I own 4 houses, 8 units, 7 unit, 12 units, 16 units, and a big ol 56 unit.

However, I have seen LLs put in the lease that the unit is guarunteed pest free at time of move in and any costs during the term of the lease is tenant responsibility.

If you would ever like to chat about the market in Michigan feel free to reach out.

If you have any specific questions on the market feel free to ask and I'll do my best to answer or point you in the right direction.  

If you aren't familiar, your expected return, aka discount rate, is determined by three areas; 1) risk-free rate (aka 10-year treasury bond) + operational risk (aka political, tenant credit quality, state, location, etc.) + liquidity risk (aka are you going to sell it?

I've been using Stessa for years at a basic level with their free accounting package.

All good stuff, feel free to connect I enjoy networking and talking shop!