I don’t get anything out of it but at least he might know I appreciate his service. 

I just consider it part of the service.

If you rush to provide the service, there's a better chance of biting off more than you can chew.

Is there a pay service to find the right lenders?

I grew up in the area (Maryland) and attended school in state before moving up to NYC and then SF for work in professional services (consulting, strategy) and technology.

NOI is $13151, which would be an 8.2 cap (this is a 12 cap neighborhood), and debt service would be 6400 with a 30 year am, 5% interest.

Look no further than maps with traffic, ride sharing, online booking services, even agriculture adjusting fertilizer in every square foot of the field to match the soil needs. 

I am also a former US Marine and separated from service in Hawaii where I lived for 10 years.  

I'm on the rental services commission and I'm frequently going back to review new legislation to ensure we're doing things correctly.

I would not keep him at $485 but I would sit down with him and tell him the other tenants were paying $200+/month more and he needed to pay at least a bit more in rent or services each year.Maybe go up $30/year and get him to help out with some more maintenance tasks or something.