I had to be certain this deal is DOA because there is always that one person that see potential in deals most people would pass on. 

I normally advise people to self manage for the first part of their journey if they can so that they can get a knowledge base to become better investors.At some point if you get to enough units self management is tough and its too costly to hire an employee so the numbers make sense hiring a property manager.To be blunt, you are going down a risky path for an investor.  

Talk to people in your RE meetups or local community bc its those individuals who may have a deal that could be ideal to your buy box.

PM is 10% of gross, but I suppose that also counts as "actual" to the extent HW was the PM. 

People think we just add in an extra few thousand for negotiating purposes?

I see people are getting a loan and investment capital to cover the property amount but then they drop 100k on renovations and they say they have $0 invested.

I hear stories about how people lost their money by buying properties in Detroit.

It's going to be a money soak and large loss because it seems like the principal wants to outsource eyes, ears, and skills and is willing to pay someone else to bring their own people which costs 2-4x as much as having some of your subs and eyes on the job.If I had other pressing business concerns, I would sell all of the properties in a portfolio sale, bank the money and repurpose it, and let someone else do it all.

I would like to be able to find more wholesale deals, flips, and build a buyers list that we either help them find investment properties or people that want us to find them a home and make it into their dream home (property brothers style).  

Airbnb because it's for furnished rentals and Zillow because I've found people looking for unfurnished often convert quite fast when given a long-term furnished option.