lets just for round numbers say it has a NOI of 60k per year  and the rents are all pretty much stabilized How  do I value it?

The fee structure is better than Airbnb (only a 1 time small yearly fee) but tends to attract people looking for cheaper options.

Again, the same seasoning rules apply you must gold the note in place for at least that amount of time to avoid fees for early note sales.

The firm I worked with in the past charged me massive fees, largely because we were higher income and they didn't back it up with value.

If it clearly states no smoking in or around the premises, then you can fine them (depending on your state restrictions, maybe even per diem), this may incentivize them to quit or place their notice to vacate or you can offer them a non-renewal when the time comes. 

The main complaints I've heard is the undersell your property to get it rented out so they can collect their fees.

Insurance would cover this along with the landlord's attorney fees as well. 

Separately, if your company is interested in considering as a whole, you can also obtain financing against your GC Fee Contracts outstanding, via an advance against the future cashflows owed to your business.

If they say no escrow company then runAlso do not give any upfront fees or info out to them that is personal early on

Investing in a town 30 minutes away from Raleigh may be higher risk and higher touch, but it will have higher cash flow.