It may sound nice to pay a 5% management fee but the extra fees can add up to be more than the other company that charges 10% with no add-on fees.

If my market rent was only $1K/month the discounts would be less than for the rents that I charge.  

If she does not have a viable way to pay her rent quickly, which is likely, then let her know that if she moves out by a specific date, that you will let her out of her lease without charging her any penalties for breaking the lease and you will will forgive the past due rent you are owed.

Nobody in my area charges any type of monthly fees just different split packages.

To be clear, I'm not charging anything for this, just making connections :)

But when you start its tough.There are some lenders and other services that after they qualify you will charge you and issue you a POF letter.

Think about going higher around 8%.8% Management - while you can probably find a PM to manage the unit at 8%, keep in mind a lot of PM charge annual fees, lease up fees, lease renewal fees, etc.

The reason why I got commercial financing was because the places weren't immediately livable (missing kitchen, bathroom etc) and conventional lenders wouldn't lend on the property.Note even though they're commercial, at least for me, about the same application process as a conventional loan: full doc, credit pull, personal guarantee.   

To be fair, I've never had a home warranty for either my personal home or any rental properties.But I've know a few people who have had them for their personal homes and they sounded like nightmares.These are the complaints I've heard:I'm sure this can vary by company, but it's typically a $75 service charge every time a repair person comes out. 

And you can not get your unit inspected until you have already approved a voucher applicant (but not signed a lease, of course).