LA city is currently 4% but that can vary based on several factors. 

Hiring a property management company is a decision that requires careful thought. IREM President Libby Ekre, CPM, shares five essential things to look for:
Licenses & Certifications – Ensure the firm has certific...

Lot of factors here.

These costly improvements are pushing rents up.While effective rents (factoring in concessions) may be declining, asking rents remain high as landlords aim to maintain their property value.

Content is a big factor also.

Even out of state markets when factor in managers/real expenses cashflow is not there.

For use as a bedroom one of the key factors is egress.

They can sharpen skills you already have, or expose you to things you've never even thought of.

I don't use a PM, but 10% seems reasonable to budget because a I think you can probably find someone for maybe 8% and then you factor in any additional fee for tenant placement.

If you are focused on getting multiple assets at once, consider this:1. you really don't have enough available capital to do this safely right now and you will buy cash flow properties with cap ex which you will need reserves for2. you need $15-20k in reserves for each property you buy so factor that in3. when you try to buy multiple properties to start, you end up missing the mark on your first one because you are collecting and not curating your portfolio