I would probably piggy back some on Peter's idea and cite the lack of basic building knowledge some tenants have,  with interesting examples like....pulling out a dryer to get a lost quarter but disconnecting the vent inside the wall to then vent moist air into the framing causing expensive (thousands) rot repair.putting a tarp on junk (literally) but slanting the tarp angle right into the siding in rainy season (rotting your new siding--but preserving their worn out tires).attachments to clutter, rusty junk, semi-operational cars and illogical desire to retain said junk and debris.I sort of also fall back on the divide between some of the personal management skills of landlords and tenants (realizing it may be why they are tenants, for example). 

You have to find private lenders who semi favorable terms. 

From what I have read, the prices fall between an Ikea and a typical semi-custom cabinet line.

adults=2&...So the cowboys, and girls of course, roll in with their $100k trailers, $100k trucks plus a lot have their own semis that they use to haul the hay and in some cases their own cattle to train with. 

When these rodeo people roll in here, they have their own Semis to haul their trailers.

we rented a air bnb in the catskills it sucked.. but my son in law rented a semi mansion on the same trip on the shore in Mass or Main or somewhere up there and it looked pretty cool..

So the down low on 3 companies I interviewed:Company AOver 400 units2 Property managersLate on the 5th- $50 charge to tenant, 10th- additional $25 charge to tenantNo project management fee1 drive by inspection per month, 1 full inspection every 6 monthsRequires renter’s insurance (single family homes only)Stated high percentage of tenant renewals Manager of the RE branch was a local town justice for many yearsHandles insurance claims2 evictions last year (both in same building- new project) - not tenants they placedSaid they serve fake eviction papers before moving on to full eviction process (to save owners money) Charges ½ 1st mo rent and 10%Red flags-Does not approve prospective tenants with owners (to keep owner from contacting them)Will not show lease (confidentiality)I did view one of the houses they manage, the tenant mentioned they had asked for a leak to be fixed and it had been over 2 weeksDue diligence revealed PM was arrested 3 yrs ago for petite larceny from a grocery store- weird a retired town justice would hire herCompany BManages 40 properties2 Property managersNew company (1 yr old)- all property managers came from another with years of experienceLate on the 5th- $50 charge to tenant, then 3 day pay/quit notice ~5 days later10% project management fee w/ weekly updatesInvestors make up 5-10% of their propertiesIn house maintenance staffOwner can approve tenantsOwner can provide own leaseReiterated how important communication was2 prior evictions1 manager has 2 investment propertiesCharges ½ 1st mo rent and 10%Does not want to rent low end housingRed flags-One of the property managers never responded to first 2 emails, 2nd manager was prompt every responseDoes not want large portfolio of rentals (150+)One of the property managers has boyfriend writing reviews on how great she is, same manager that never responded (looked him up and he has a lengthy arrest record)Does not perform regular inspections unless owner requires (sounds reassuring- sarcasm intended)Admitted no set schedule for inspections but noted “they can do them”Company CMy current agent/his wife would manage- part of a franchised-brokered companyI’ve bought and sold 1 property through him- sold in 6 days in a market with over 365 days of inventory, though the sale drug out 6 months due to the buyer/buyers agentEthics is of utmost importance to him (proven this)Late on the 4th- $25 charge to tenantWill provide project management (taking pictures, lock box for contractors) free of chargeAverage ~ 2 year tenancyWill be providing investor referencesStandard lease- owner can’t changeProvides copy of lease to ownerPrefers owner not to contact tenant but not against policy (want to send out semi-annual survey for their review of management/property)No repairs w/o owner permission (unless emergency)Drive by inspections often2 evictions last year- not tenants they placedAs an agent they are the most geared toward investors in the areaCharges ½ 1st mo rent and 10%Red flags-Current late fee is only $25 (brokered company rules)- they have a meeting next week to discussHave tenant submit background check through online platform- I’ve found tenants to be lazy and would rather you do thisNo annual/semi-annual inspections- said they check smoke detector batteries/change furnace filter once per yr

Semi-gloss paint looks like crap on walls, flat is too flat, eggshell finish never seems to have an even finish because it always looks like portions are shiny and portions are flat and satin always looks perfect.

You would have to either live close by for easy check in and out or try to find an semi automated way to do it.

Would I be better off asking a semi capable friend to handle it for 7% of the rents?