This is the route I'm *most likely* gonna take since hard money lenders that I've contacted have too many extra upfront fees in addition to extremely high interest rates.

Is it worth it to take on the extra work, existing or potentially new local ordinances, and seemingly new daily competition for a higher return or have I already missed the boat?

To me is seems like 3bed/2bath is a nice sweet spot for some areas of Pittsburgh where people are looking for an extra bedroom/office for work-from-home.

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.We have a 12 page management contract that we've added our real experiences to over the years, with the intent of protecting both us AND the landlord.

This passage followed a discussion of the benefit of paying extra mortgage payments towards principle, so I can't imagine what else the advice would have meant.

They even left the laundry room open to the public for some extra cash.

It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees.

Would I be better off leaving my current home alone (to pay it off sooner) and investing in 1 rental property with my $40-$50k or would it make more sense to pursue a cash out refi, convert back to 30 year mortgage, and see if I can purchase 1 or even 2 investment properties with the extra money? 

In some case our painter has had to do 2-3 coats in order to get the color and texture right on a flip house, which in turn will cost extra.

Question is, how difficult is this going to be for me to enforce any of these since I don't technically own the property??