Once you get rents to market, you could sell it at a 5.5 cap on actual performance, so it would sell for $4.11mm.

When you hire an attorney for a transaction (Instead of using an agent, or yourself) what roles are they expected to perform?

Just be reasonable- if you ask a handyman to sign an extensive contract for a $500 service call, you might never find someone willing to do the job!

It is flood zone x and I also need to perform ensure that the property is actually renting for what they say it is. 

conventional, It was a bit of a stretch cause I just closed on a duplex in airway heights and then this popped into my life How did you add value to the deal?

I am currently setting up my investment dashboard to track my portfolio's performance (buy-and-hold) but am also looking into better understanding the underlying dynamics between the various return metrics.

Just talking rough numbers here with a 100k purchase price, 30k rehab (fairly extensive for a rental), 165k ARV, the estimated cash to close is under 20k with us 

Based on the financials - maintenance, capex, your mortgage payment, taxes, management fees - you should be able to run some numbers on this property to see how it performs. 

Reno work must be performed by licensed contractor. 

I have seen way better options in the Kansas City Market that perform much better for less.