I always encourage people to self manage, there is a great book by Brandon Turner and his wife about managing rental properties.

Compare rates, fees, and customer service when choosing a lender.

For water we always keep that in the owner's name (since, in our area at least, water bills run with the house and not the customer).

@Nina V.Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

That's why I use a custom accounting software for my clients.

., this is also similar to co-working locations where the operator signs a master lease with the building owner and then rents out cubicles to individual customers.

I've encouraged them to contact a 1031 specialist, but this question has me curious so I wanted to bring it to this forum for consultation as well.

@Lauren DiMeoRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

I have 2 properties with August deadbolts and they are usually great, but if the WIFI bridge goes out it is a huge process to reset it and requires someone onsite with customer service to get it going again. 

The other issue we have going on when you compare us trying to build and the big boys, they build cheaper and faster and get better pricing.. the only way my project works is I am doing semi custom working with the buyers at a level the big builders simply wont do  its a hybrid and consequently we are getting 50 to 200k more per house sq ft being the same but it cost us more to build and takes us longer..