Because I needed to track expenses in various ways (across both properties and two different schedule C incomes), I had to use what Quickbooks calls "properties," "classes," and "projects," and using all of these bumped me into the highest and most expensive tier, currently $970/year with the annual payment discount.

I have someone asking $35K for 3 years and offered 15% annual return...but I looked up TX and the most you can charge is 10% without violating usury law...help???

I would also say that they tweak their program annually, so some of the things people described from past experience is no longer accurate.

I genrally assume a 3% rule annually. 

For example, my first property in Seattle was a $350,000 property, separating the land value ($150,000) from the improvement value ($200,000) enables an annual depreciation deduction around $6,000 over 27.5 years.

You should be getting an annual escrow review showing new tax and insurance charges and how that affects your payments, usually you can either send the difference as one payment or they raise your monthly payments to cover it.

You should be doing this annually at an absolute minimum to ensure you are on track with your goals and can course correct if needed.

Management company fee is 8% of gross collected rents = $80 per monthas a buyer of a property management company you would pay 1-1.25 for that income stream... which is an annualized number. $80 * 12= $960 *1 =  $960   or  80 * 12 = $960 *1.25 =$1200    that would be the "value" of that one account.    

@Jonathan Small your PMC should give you an Annual Owner Statement with a breakdown of income & expenses for each property.Give this, the 1099-Misc they sent you and add any property taxes or insurance you paid and bank 1098's to your CPA.

More details/example fees: Management Fee: 10% of gross rent collected, $50 minimum per unit.Leasing: One full month’s rent upon execution of a leaseOther: 10% will be added to each invoice for any repairs, maintenance, improvements, landscaping, and snowremoval for the Property 50% of late fees collected $50 lease Renewal Fee $50 per utility turn on $25 posting 3 day notice $100 per court appearance witness fee $50 tenant removal with bailiff or police $50 to meet inspectors for housing voucher programs, occupancy certifications, and/or POS or rentalinspections Broker may charge to offset Broker expenses for postage, key copies and other misc. expenses $100 set up fee $120 annual consortium fee ($60 March 1st, $60 Sept 1St)Given all this, how do I input it when I'm making calculations for a potential investment (do I put this in as >10% like 12%, 15% or 20%?