It's pay as you go with no subscriptions.

Here's what I'd do: Create a Word Document or Google Document Titled "DRAFT: Life Vision" do not use a template, do not pay some guru for this.

They definitely are not the cheapest but often you get what you pay for in my experience.

They still have to pay the ServiceTech to drive there and back and go get any needed materials.LABOR COSTSNow that you have a decent idea of the time required, you need to try figure out what a ServiceTech should cost per hour.

Currently, I am looking at Hemlame for local, I tried to use them for an out-of-state investment property, but the cost with an agent would end up far greater than a full-service property manager.The dream option would combine all accounting, bill pay, rent collection, provide eviction services, and maintenance coordination outside of normal hours.

It's likely they’re using this as an excuse to avoid paying rent, and there’s a good chance they didn’t pay the previous manager either.

You get what you pay for, and a great contractor makes sure the value matches the price.6.

They make you pay 85K as what they call "your Limited Partner contribution" in your first deal. 

@Chris Collins  Tenants usually pay all utilities. 

If I can park the 388k ($415-27k) for one year at CD rate of 4.5% and then est 300k (after paying cap gain/depr recap) at 3.0% (assume CD rates lower) that interest income of about 24 months net of ordinary income tax is about the same as my current mortgage.Trying to play devil's advocate and think why selling this year does not make sense.