Again, the BiggerPockets store has some books for this or you can learn by watching podcasts, reading blogs, and interacting on the forum.

All PMs charge a monthly fee and that's to interact with your tenants and collect your rent.If you didn't agree with them charging separately for maintenance (doing repairs to your property, not theirs, that surely the labor and materials costs for would exceed 8% of your rent), why did you sign a management agreement that agrees to such a structure?

My property has shared spaces (back patio, laundry), so there is a little more interaction between tenants than something with no shared spaces.

Anyone who interacts with the ad will get direct mail piece sent to them, and a phone call my next call day.

Imagine HGTV’s many, many shows that show the very glamorous life of buying the “ugly house on the street” and then turning it into the “prettiest house on the street” in just a few short weeks with a couple of funny interactions with the construction crew the TV personality just happened to find walking the isles of Home Depot.

Negotiate for the name and web.

I am not a QI, but I have significant 1031 experience and have interacted with hundreds of QIs in the last few years.

Excited about real in-person interaction, so a beer would be fun; but also up for a Zoom so we can get Jennifer involved.  

It doesn't seem that the above formula lends itself well to determining what the future value of an apartment building would be after 5 years of rent increases....ETA: I found this article on the web that seems to agree with me that you must look at comparable sales when identifying what cap rate to use on the property when you go to sell.

@Trevor MurphyACAT your portfolio over to Interactive Brokers and borrow that money at 1.5% next time.