Questions concerning the use of a PM

[S. Perry]

**Tried to correct the typo in my title but was unsuccessful.

We own a SFH and will be renting it out in the near future. We have decided to utilize the services of a PM. I am far from an expert but with some research it seems that the current charges are in line with similar areas.
$150 fee to set up service, advertise and find tenant.
First months rent (they determined the monthly rent of $1400) paid to PM.
7% monthly of rent going forward.
10% up charge for maintenance/repairs and anything over $500 would require approval.
**I would like this to be lower, perhaps $100 or possibly $250.

I have a few questions about the owner-PM relationship and will be asking the chosen company these things as well but thought I might get some insight here from those who are far more educated in this matter.

How much control does the owner maintain over their property?
Do we have any say in who is chosen as a renter or does it merely come down to who has the best "passing" application? A family of 6 isn't really suited for a 2 br home but I can't count the number of inquiries I have had which are similar (total strangers ask us all the time when it will be available).

When I asked about doing yearly or even a bi-yearly walk through I was told they didn't offer this only because it had the potential to become problematic. Translated to mean the renter would have a list of wanted items done which were not needed items. This is a bit concerning to us but perhaps we are trying to be too hand's on?

We can't be the first LL's who wish to have their property maintained.....I am not trying to be overly optimistic and I know things can and will happen. I am fully prepared for worst case scenario in that area.

We are offering to provide the lawn service (about an acre and we have the equipment). We would provide snow removal when necessary, if desired, to a very large driveway - 15 cars or so, again we have the equipment.
There are other things we would like to have done annually (fireplace inspection/cleaning) - on us - and other things done more frequently (replacing furnace filters for example).

Is it even a remote possibility that we can be responsible for various items and opt out of having the PM company take the reigns in those chosen few areas hence eliminating a few maintenance fees and up charges here and there? We have no desire to make midnight runs for a backed up toilet or a clogged sink but other areas will be easily handed over and happily.

Rumor has it that *some* PM companies will nickle and dime you to death. I fully realize they are in business to make money and to be successful. I don't begrudge them for that in the least. They will provide a service that we are not willing to undertake so I know there will be some give and take. Having never done this before I just don't know what my options might be or what battle I should fight or let go.

Any insight would be much appreciated.