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?

If you really don't value your agent's ability and think you can do it better, it's likely best that you 1) interview more to find one that you do trust, 2) go through the listing agent, directly, if you're that comfortable with handling your side on your own, or 3) maybe get your license so you can control your side of negotiations with the proper tools needed (MLS access with agent info, showings, contracts, tax records, uploaded listing docs like surveys, disclosures, broker assistance for questions, etc.).

By using a service it enables you to create accountability and increase the likelihood of getting paid, while also using an automated platform to handle the monthly follow-ups for up to 6-7 years so you don't have to. 

Add lever handles to doors instead of knobs.

Remind them of the peace of mind you offer by ensuring the deal won’t fall through and that you handle all the details.With a few adjustments, your approach can be even more effective in converting leads to deals.

We handle 2nd's on both primary and investment properties.

With this approach, you can truly be passive - effectively hiring an asset manager to deal with finding a quality property, hiring contractors to do the work and hiring property managers to handle the tenants.  

You'll want to have an idea of how you handle utilities, and I've heard of the owner covering a weekly house cleaning to keep the peace sort of thing.  

As Bill suggested, one way to handle this could be for your parents to pay you as a contractor.

Hi Dave,I understand why you’d want to handle your own taxes, whether it’s a personal preference or just comfort with your finances.