He didn't have the experience I did and thought he would "surprise me" with such a great deal.

I'd definitely double check and triple check your local/city regulations in regards to rentals, so there are no surprises as to what you can do legally. 

Sometimes the answer to that will surprise you!

You would probably send it with the application, that way everything is up front with no surprises. 

Surprised your rents have not increased to keep up with expenses.

It is either rented or it's not and when it's not it can quickly become a financial alligator.I would be surprised if a duplex in Lansing was more expensive than a single family house in Maine.As far as managing from a distance without a property manager, I would not advise it personally.

To my surprise, they provided a quote for a 23% management fee per month rent, which includes a one-year rent guarantee (regardless of whether tenants pay or not) and a maintenance credit of 2.5k per year.I must admit, I was taken aback by the figure.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

@Danae Pitcher I’m always surprised how few questions people ask when they’re getting to know us as a vacation rental manager.

(Not really a surprise that CA makes life a little harder)The California Franchise Tax Board will require that you file a new form every single year (Form 3840) in which you detail what you did with your sale proceeds, where they are invested, and whether you ever recognized income from your sale or any subsequent sale.