Choosing a property manager.

[Jack Center]

Hello everyone, I am about to start making offers on what will hopefully become my first deal. This means I will need to pick a property manager soon in Wilmington NC. There are three price models I've seen from various companies. 1. 10% of rent, $250 to find and place a tenant. 2. 12% of rent, $300 to find and place a tenant, $160 per year for a semi annual home inspection. 3. 10% of rent, 50% of one months rent to find and place a tenant, $160 per year for a semi annual home inspection. The big company in the area offers the second two options, and the smaller companies offer the first. Market rent on the properties I am looking at is <$1200, so option 2 and 3 cost about the same per month for the first year. The big company is easy to work with, responds quickly, and has excellent reviews. What I am wondering is if they are worth the extra money each year. I've heard a good property manager is worth their weight in gold, but are they worth an extra $25 a month on a single property? Especially when the rent is only $1200. Any thoughts or advice would be greatly appreciated. Thanks, Jack Center