I kept out about $500 of $1700 for the maintenance she was required to do in the lease and did not.

@Adam Thomas Welu the quality of turn-key companies can vary a lot, Here are some key things to look for.In general, the ones to avoid are the ones that: Don't allow financing or a finance contingency (it can be a good indication they are selling above market value) Don't allow for your own independent property inspection Are not realistic with their pro forma's (i.e. they don't include vacancy or maintenance projections or use unrealistically low vacancy factors) Require you to pay for any renovation upfront Sell only in cheap. low end neighborhoods Don't accurately represent the neighborhood/property classification Don't have consistent rehab standards for all properties Don't provide a scope of work for the property Can't provide references of repeat investors

I will cover maintenance calls.

Beyond the Monthly Management, Placement & Maintenance fees, all other fees in our contract are IF EVENT -> THEN fees.

I have been reading, watching videos, and soaking up all the advice from posts on Bigger Pockets the last 6 months.I am Licensed Builder, Home Inspector, and Real Estate Agent.I also have 24/7 a maintenance business on Hilton Head Island with my family.Longer term we are looking at doing BRRRR's with Short Term Rentals.

Are Maintenance/Repairs held in-house or done by a 3rd party?

Doesn’t look like a location in high demand, rates are low and I’d worry about finding cleaners and maintenance people. 

It would be very easy to overpay, particularly in the current climate.You should expect:- Significant Deferred maintenance.

To me, the biggest problem at hand is the lack of preventative maintenance and upgrades that have been performed over the years, but he’s asking me - not the HOA or PM - to compensate him or his tenant.

@Jaron Silveri I use the 4 square analysis, accounting for 25% of rent as an expense (capex/maintenance/vacancy).