I haven't had any inspections or even made an offer on the property yet so all of these numbers are very rough conservative estimates, and I'm trying to plan for the worst.

Not only do you need a new contractor but may need someone to step into their PM shoes.Many owners have made these type casual arrangements work but there are inherent risks.A PM on the other hand is in the business of providing a service and also, I believe, has fiduciary duty to you.

About two years ago, I made the decision that I would in fact be leaving the Marine corps.

hey im new in the wholesaling business and i been doing this for 6 month and i haven't made a sale on a contract so any wholesaler out there can help me and give me some advice and tips im living in the des Moines area and wholesaling here is not that good so please if a mentor can come and help me with some advice i appreciate it thanks 

Your property manager is your employee (or company you are a customer of), make it clear that they are not fulfilling their obligations to communicate and forward you the deposits.  

Cap rates come from closed sales that are analyzed by an independent professional third party.Crap rates are fictitious numbers made up by clueless individuals trying to scam newbie investors.There is no reason for you to be trying to calculate either.

I made the treasure chest. 

Give your parents the respect they deserve and be a good landlord regardless of who is living in your units.Also, some good points made by @Michele Fischer, as you may want to invest in modifications to make the unit more accessible for your parents as they age.

I finally made the decision to research about it, I came across Nick Ruiz and his company, and I bought his book on wholesaling.

75 - 300 / sq' , i couldn't tell you, are you building a storage shed or a house with quartz or granite counter tops, marble floors in foyer / baths and decorative tiles in the baths, stained hardwood trim, custom kitchen and decorative trim throughout the house ?