Questions/concerns about normal PM fees/expectations for Cleveland Ohio

[Robert Zajac]

Hello all! I am out of state investing in the Cleveland market and I have a property I'm looking to close on! As such I'm shopping around for property managers. I'm getting concerned because I know from all my BP reading/learning that expected PM rates vary from 5%-10%, so I was preparing to pay on the upper end of that to make sure I find a "Rock Star" PM (as BP books would emphasize doing). But I've looked at the rates of 2 PMs so far and both charge 10% of gross rents + 1mo rent on new leases + a BUNCH of other fees (I'll include more details as a comment to give an example).

My question is: is this standard for the Cleveland market? I want to make sure my property is getting managed well and everything is taken care of such that I minimize vacancy and other tenant issues that would add additional cost and headache, but I haven't ever heard about PM fees being this high. Should I keep shopping for other PMs? Should I negotiate? Should I accept it bc cutting costs here will bite me in the end?  I would love some advice here