The property manager must make a profit, otherwise there is no incentive to provide the service.

There are too many factors to consider to just provide base rates for what you're asking. 

A lot of the top places have seasonality issues so don't let it scare you.

@Sang Kim- I am sorry to hear this....DId  any of the  paperwork provided  outline if the  6K fee  was rendable  ?   

Both @Nathan Gesner and @Lauren Stark have provided valuable insights on this.One potential path for you is to join an established team to gain experience.

Providing superior service, cheaply.

Could you provide me with a link to your videos, please?

(For a lot of gurus, the education is just a top of funnel entry point for them to then have you find deals for them, invest in their deals, etc)If they are active in real estate themselves, I would ask how much they are making from their RE versus their courses?  

And, depending on where your properties are in Portland, the value might be near its peak—selling while they’re in top condition could be a smart move.Ultimately, it comes down to what will give you the most peace of mind and the most flexibility for the future.

Keep providing value add options for your owners & they'll keep knocking.