I live in NYC and started investing in Buffalo a few years back, mainly for the reasons that you mentioned. 

A buddy of mine up in Omaha once inherited a tenant who refused to let inspectors through the door.. ended up pushing back renovations for a month and racking up costs like you wouldn’t believe.

Owners mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator – so, they often select the first PMC they call or that calls them back!

But for raleigh apple was not the only reason for the bump in prices.Taking a step back tho some people already touched on it. 

I work with many military and out-of-country investors to create a portfolio with turn-key single-family homes and manage on the back end, making it hands-free for the investor. 

If your HOA would allow it, I'd definitely explore that since you'd be back in town for a few months out of the year. 

All end buyers can see it on the market now and can buy it direct so what would the point be of you locking it up on assignment and then asking people to come back and buy it when they already could have bought it without paying you spread in the middle.

You want your clients to keep coming back to you.

I have to go back in and clean things up because the property management company numbers are different from what's in my account.

Just like usual I am back to updating you all.