Self manage, or hire 3rd party

[Ben Thorsen]

I own and manage 10 properties currently.  They are all single family residences- 6 houses, and 4 condos.  It is generally ok, and on average my tenants stay 2-3 years.  5 of the properties are within 10 minutes of where I live- and the other 5 are about a 1/2 hour away: 3 to the north, and 2 to the east, so they are bundled" somewhat, which helps.

I am contemplating hiring a 3rd party.  I spoke to 3 companies (Detroit 'burbs) who all offered me similar cost structures:  8% off the top, 1st months rent if they list/show, and then the coordination of repairs is "free" (no management costs tacked on).

The 8% is the part I struggle with.  That's a grand a month to basically collect rent.  In total, my properties probably average 1-2 issues a month (12-20 repairs total, per year).  My questions are:  Is that price structure standard around the country, or are there others?  I would gladly do $25-40/month/property ($250-400 total) for them to collect rent, and then notify me of repair requests.  If I have them get bids and handle the repair, then charge me a fee.  Or, if I take care of it, then they are simple passing on a message.

Am I dreaming?