Instead of having  more free time, I am now working twice as much, with the tenants demanding more and more, with an excess of nuisance service calls.Is there a hierarchy of property managers, or a way to gauge how effective one is vrs the other? 

Agree with Deanna; The tenant(s) are entitled, by virtue of the lease, to "quiet enjoyment" and peeking over the fence or conjuring up a lame excuse to get entry too frequently creates a nuisance. 

I would argue and I have found by experience of having over 100 front doors, that if you treat your tenants like royalty and they are quality tenants, they will not move over a $15.00-$20.00 nuisance increase.  

In Wisconsin if you can get a letter from law enforcement saying your tenant created a nuisance you can give them a 5 day eviction notice."

Familiarize yourself with this law before going.426.530 Right of redemption -- Manner of redeeming -- Purchaser to receive writof possession and deed.(1) If real property sold in pursuance of a judgment or order of a court, other than an execution, does not bring two-thirds (2/3) of its appraised value, the defendant and his or her representatives may redeem it within six (6) months from the day of sale, by paying the original purchase money and ten percent (10%) per annum interest thereon, and any reasonable costs incurred by the purchaser after the sale for maintenance or repair of the property, including but not limited to utility expenses, insurance, association fees, taxes, and the costs to conform the property to the minimum standards of:(a) The local nuisance code as defined in KRS 82.700; and(b) Local ordinances as defined in KRS 65.8805.(2) The defendant shall pay the redemption money to the clerk of the court in which the judgment was rendered or the order of sale was made.

No BS, no drama and no viscous breeds or nuisance pets.   

Affectionally called the California Clawback (but with many other 4 letter names :)  it is just a nuisance as long as you continue to 1031. 

Bad tenants (20-30% or so) do more damage to the property as time goes on (think hoarders), don't pay rent timely, are a nuisance to other tenants, etc and we recommend to raise them above market to encourage them to leave on their own.I do suggest that you generally go up a bit each year. 

Self managing is super easy and having Evolve is more of a nuisance then helpful.

If that outlet under load is connected via a different ungrounded (hot) conductor to the neutral the GFCI is monitoring the GFI will 'nuisance' trip for no apparent reason driving the occupant crazy.