Replacing the Decking and felt the Roof, Lay all of the Flooring, Install all Cabinets,countertops,sinks, lighting,fans  , Paint the House inside and out , Replace all the Rotten wood ( inside and out ) ?  

I reserve for a new roof every month.  

If there is anything that is deferred maintenance - older mechanicals, roof, kitchen & baths not updated, then I'd take a second look if I were you.  

My repair/Capex is 1/2 to 1/3 what calculators tell you to use and this includes me replacing roofs/boilers ect and my properties are all over 100 years old but I fix everything and upgrade when I buy so again I use real financials to calculate my profit formula. 

Roof is 20 years old and furnace is about 35 years old.Currently the rent is under average market rent.

Showers are all cast iron tubs so I'll re-tile the shower surround, then professionally spray the cast iron tubs.The whole building has been re-roofed with a TPO roof and all windows have been upgraded to dual pane vinyl windows. 

I think 50% commission on top of a management fee seems steep.

In my novice opinion, this is what needs to be done to the house:Mold inspection/eradication (water damage from leaking water heater in attic)HVAC neglect (possible mold)10 Fogged Windows (house has numerous large beautiful windows that have become opaque due to moisture)Pressure wash exteriorReplace Carpets (approximately 1500-2000 sq ft)Paint interior walls/sand and paint trimPlumbing hardware has all been removed/needs to be replacedPool filled with excessive amounts of leaves/debris (pump is running)Excessive amounts of trash throughout house yard and pool houseLive Oak growing onto roof (arborist needed)New Sod (currently all weeds)Pool Deck ResurfacingGarage Door Openers have been removedLarge golf ball sized chip on bottom of granite on islandresurface built-insExterminatorPatch holes/cracks in walls (about 10 fist sized holes)Many light fixtures missing (10 or so in closets and bathrooms)smoke alarms missingSo, part of me was disgusted and felt very guilty watching my buddy conduct a walk through via the internet.  

The more of the following you are able to provide, the higher a price you can request:Inspection report by licensed inspector, legitimate sold comps within 0.1 mile range, roof warranty from licensed roofer, permits for the work performed, disclosure of how much electric/plumbing/HVAC was replaced, warranty for the heater (if new) or disclosure of what service was performed, age of windows and grade of windows (if new), warranty on appliances (if new), last service on appliances (if used), grade/brand/color/installation date of cosmetic materials (flooring, paint, etc.), etc.If tenant in place: strong lease terms, proof of payment history, screening criteria including personality screen, security deposit & last month rent held, annual lease term, etc.  

Your fees are probably through the roof on those if you aren't employed under those plans anymore.