Why are they charging so much???

I would tell the lender what you plan to charge for rent and you might even provide some info about what rents go for in that area so they can see you're not just making up numbers.

Property management companies are asking extra charge for initial setup2.

The issue I see here is that after the basic fixed costs per month, there is about $1600 left for unexpected and routine repairs, maintenance, etc.  

The means charges for replacing the line, all the units freon, etc.

Get the cash wherever you can get the best terms for your situation and the lowest cost of financing:How many points get charged up front?

They charge as much as anyone else, but we've found them reliable.

Without taking advantage of people, but charging a "fair market rate" I can do quite well with it. 

@Travis Washington I dont know the rental comps there but if you do choose to add the fence, you can target different markets such as pet owners who would be willing to pay extra for the fence for their dogs plus you can charge a pet fee.

You probably wouldn't need a "general" contractor, who (like me), would subcontract plumbing/electrical/HVAC work, though some towns permit HVAC work to be put on a general "building" permit.I'm not entirely sure what plumbing and HVAC work the previous contractor did but you may (sometimes) have issues with plumbers and HVAC guys taking over or signing off on work done by previous contractors that they can't or don't want to put their name behind (or they may charge you more simply for doing this)... depends on the company/person, and on the nature of the work done.