And of course if I'm comparing fees from different PM's I would want to include ALL fees, not just the monthly rake from the rent roll.I've never heard of a PM charging the tenant a monthly fee.

That is if the $26k you are putting in from the beginning doesn't totally strap you for cash.Also, and this is a personal thing which may not be true for you, I always want the numbers to cash flow positive after including property management in the calculations.Good luck.

I never meant to strike up a conversation about marriage You forgot to include the smiley!

Should I just get one of the posters electronically and include it as an attachment to my tenants? 

For example I see "rent to mortgage comparisons" that don't include pointing out that a 30 yr fixed payment could be higher than comp rent today but what about after 5 years or more of rental inflation? 

Methods I have used include:- House hacking - I lived in one unit of a 4 plex I bought using an FHA mortgage and 3.5% down payment- BRRRR investing - I bought a house in rough shape, rehabbed it, did a cash out refinance, and rented it out, and repeated- I bought a single family home, lived in it for 2 years then turned it into a rental- I took three loans over the years from my 401K for the down payments on 3 of my houses- I bought a 4 plex non-owner occupied using a conventional mortgage with 25% down, but over the course of 5 years it doubled in appraised valueI have one property with a 15 year mortgage and I break even every month with rent.

You can use Cozy or your state LL association for background checks, credit reports, and docs. including leases.

Louis County (including Ferguson)  that offer good investment opportunities.

You have seven points here that include, by my count, at least 28 questions that need to be answered in this post.

I have entered estimates for repairs and will possibly begin an offer at $105K.Here is a link to the Google photo album of the interior of the house - https://photos.app.goo.gl/mMoCL5Erq4hcqAdP9The figure for Plumbing is for each bathroom (2 1/2) as a full remodel.The figure for Doors includes reframing with lumber and doors throughout the house and windows, which also includes drywall, mud and other appropriate items.The figure for Cabinets/Countertops is for an entirely new kitchen with appliances.I appreciate your feedback.