Rawn, I think the reason for the PM is that folks are afraid of violating rules about self-promotion.

They know the rules. 

However my other tenant who is on "fixed income", I  initially raised the rent $50/month and she also had to cut all the grass all summer.

HOA-$410 MONTHLY-OUCH Current I work for a fortune 50 But plan to make real estate my full time after 5-7 years.I’ve been a landlord before for 12yrs went through divorce and starting over.

Understand the rules is always good advice in any endeavor. 

if thats the case then ill do it. this just came to mind, thought it be intersting to try it out, Again if its within “THE RULES“ of the lending realm.

The current owner have had it since the 50's and are tired of managing it as they are both in their 90's.

I don't know how to do the 1% rule because the listings I find don't tell me what a potential sensible rent would be (and the other properties around the area vary wildly by type, size, renovations, price, and everything else).

To clean this one I used a garden sprayer with vinegar and water 50/50, a sponge mop and another guy with a towel. 

It should be very easy to find multi units that meet the minimum 1% rule.