Most don't worry about CapEx on SFR.You'll make more money by scaling faster:)

We plan on using DSCR loan (yes high rates but our complicated taxes makes non conventitional as our only choice at the moment) so PM fees will def kill anything. 

Some will go with a nicer pad and a cheaper carpet.The nicer pad makes the carpet FEEL more expensive to the tenant when they walk on it.A great pad also resists wear and tear and if you need to replace the carpet the pad usually can be used again.Used to you would put a plastic membrane in between the carpet and pad to protect the pad but the plastic would slide and make noise sometimes.Now they have pads with built in protection.You are not looking for the cheapest product but the best VALUE for what you pay.It depends on the area and what kind of tenants and rent base you are working with.

I would make it to the point on the first attempt.

There will be some more disclosures to sign and maybe an extra step in the negotiation process, but it will be business as usual. 

If you have a handle on the value of the house, can make an offer that protects you and adhere to the contingency deadlines like inspection and financing,  a buyer's agent does nothing but waste your time and cost you thousands.  

They need to be your guide through the process.  

Unfortunately I should have asked for advice before I started the process with the current tenants.

What do you need to do to make that happen?

hello awesome BPsI have been looking into the investment properties off of the MLS and that has been a real challenge for the past 9 months to make a cash flow with different scenarios including sublets - there are a couple of regulations in this area also.I am looking into the market of Montgomery county MD.