I think screening will be your best friend if you go this route to prevent the most headaches. 2) I'd say the biggest problem renting by room is potentially laws about unrelated persons living in same household.

So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?

I think the only logical thing to do is to plan on them going higher or staying flat, and allow yourself to be pleasantly surprised if they come down. 

We have a break lease fee (we operate in Kansas and Missouri) and I know we use a flat fee and not a multiple of the rent (I think because that way the deposit cannot be applied to it or for some reason with local laws, admittedly I don't remember).The main thing is though that 1) it's in your lease and 2) it's in compliance with your local and state laws.

I would start the whole process over with the tenant - application, screening, and approval.

What I learned: the flat fee covers their typical property management services.

I’d take this as a lesson learned and put more emphasis on the tenant screening process moving forward.

The reason is that the period from 2000-2015 was pretty flat.

I have 21 homes mainly bungalows and a 2 unit flat throughout the east and west sides. 

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.