Tends to be landlord friendly can evict in a month or so if needed.

This is why I tend to shy away from static hypotheticals or "fictitious" cases designed to project some kind of a return scenario that, in reality, is hardly ever the personal experience someone will have.

I think when you hire a PM you have 3 choices 1)  A very small local provider (<15 units) and they tend to me 1-2 person operations, they are the one unclogging toilets, answering guests, etc and it is tough to do everything, so things lack. 2) A large/nationwide provider where you are only a number and they usually lack local resources 3) A mid size local provider who have resources and you are not just a number.Through effective revenue management with a revenue manager, and being listed on 15+ sites including Marriott Homes & Villas, JetBlue and Allegiant Airlines, Hyatt and Amex Travel (coming soon) we are bringing in more revenue than most can self managing, offsetting our fee.One of the top questions I tell people to ask their manager is the fees, who keeps them? 

There are low-income people on Section 8 who are high class people however they tend to look outside of the Class D properties.

Personal example, when I fix up the units in my places (2-5 unit properties) I tend to go from a 5 to a 10 rate of return.

We tend to see rent by the room more common for students around universities in MA at least.

I could continue earning in perpetuity and giving to charity, but charities tend to weaken and I don't want my money going to something that isn't what it originally was.

But, again, I tend to reply on the PMs suggestion as they have likely worked with multiple vendors in the past and will recommend a reliable one that does quality work.  

Because of all the other 'guru's out there that tend to be more concerned about taking the last of people's money it's hard at times to know what's real and what's a scam.

Typically, a good GC can guide you through the entire process and has architects that tend to partner with on most projects.