They include vacancy, maintenance, repairs, and capital expenditures (if you plan to outsource management in the future, they should also include management expense).  

I am using Rochester Homes as they geographically make sense for me and I felt they were a great partner from a quality, service, and design standpoint. 

@Jay A. recommend checking out and comparing their websites, then their management contracts.CHALLENENGE: most PMCs really only list their services on their websites and brag about how they are better than the competition. 

I've worked in customer service and have held other positions. 

Do you service High Point?

Cutting services and changing door locks, no matter how tempting, is a definite no-no.

I am not looking for a service that only completes tax returns.

That is a great deal.If the guarantor for the loan has 720+ credit, even with no experience, you can get 90%/100%So the costs of the deal would look like:Loan amount: $212,50017,500 down payment4,250 in origination1500 admin/service/legal fee1200 for title600 - 900 for insurance maybe 5 loan payments at 1700 each or so: 8500You need to front at least 10k to contractor to get startedUtilities for 5 months: 1k - 1.5kThat all comes to like 45,300.

You may also go up to 80% as long as the property debt services at that loan amount. 

I can build a brand new home cheaper and bigger than what I can buy used- far more equity in new construction than in remodel/repair... but again that's doing most everything myself with a small crew and a couple of subs.My mentor builds spec homes and 2-4 unit MF.