On these quick whole-tail client just handles trash out expenses themselves and those are paid back to them at  closing. 

The PM should have it set up so it is all automated and other than checking rent is paid as are bills, there isn't too much to it and one person usually handles their accounting.

I am just getting a handle on things.

It's better to hire someone else to handle this, but that doesn't seem feasible because you don't decide what should or shouldn't be done if the budget is less than $500.

I found someone local who is willing to handle property management (for 20%), but it feels like a waste if I'm already handling the listings and automation and integrations to run the business.

., handling leases, repairs, tenant relations directly), some states may view this as doing business and require you to register.Ultimately, it is state-dependent, and some states may have stricter definitions of what constitutes "doing business."

I would only add that you really need to push your PM to ensure they are handling this, as suggested above.

In time, people started coming to us, trusting that we were the ones who would handle their property with care, respect, and expertise.The result?

Really nice backsplash, nice cabinets nice handle bars, but you didn't at least match the dishwasher with the other appliances (black versus stainless steel) and you use granite countertops?

Everything you do as the IRA 'person' needs to be paid for by it and handled through it.