Make a list and start looking closely at each one to see if they are an option.If you can't find someone within your network, expand your network.

What a good website to post a listing for office spaces?

The list will not be accurate so I would use this as a list of potential sources to investigate. 

Right off the bat, I see some areas in you calculations where there is some "hidden" cashflow.Let's start with insurance - I'd say 3-4K is the norm for the year if you shop around.

gothca our market in the PDX area has pretty well tracked 4. 5 to 6.0 cap for the last 3 years i have been shopping.. and thats what you see advertised today.. but cant really make sense of them with 7% money.. so I think the stuff that is trading is mainly cash or 1031 have to move the money.

CaseyDefinitely shop around for rates and look at reviews & get recommendations.

Just not sure how much I should emphasize it in my listing or in messages prior to their stay.

Gutters, downspout repair, siding etc-good reviews on angis list, has his company registered as a LLC, referred to me by a local contact -can provide proof of insurance but will not add me to it as additionally insured. 

I have used Rentredi to send the listing to Realtor.com and used Zillow Rental Manager for syndicating to Zillow and Hotpads.

Present:- Listing images- Property info (beds, baths, sqft)- Listing info (days on market, price cuts, etc)- Estimated ARV- Comps used to see ARV