Custodial fees vary, not necessarily in direct correlation to responsiveness or quality of service.A custodial account may be well suited for assets that are relatively singular and static in nature. 

Believe me when I tell you there is zero extra work and expense attached to answering no to a tenant’s request.None of this advice will preclude you from being the best landlord that a tenant has ever had.After a year if you want to go out and give 10% of your hard earned GROSS income, well at least you will be in a better position to evaluate and manage your rental manager.But you won’t, because you will enjoy it after a month... and then after a couple of more you will think nothing more of it then brushing your teeth. 

@Andy Wayne Like a lot of posts here - you can't paint all scenarios with a single brush.

Broad brush painting REI to 16+ multis I totally get but one could say the same for mobile homes, cementary plots, storage units, the list is long.  

If your garbage fees are static, you could possibly make it monthly so your process is smoother. 

Go to the census Bureau website and look at the statics.  

If the painter would just avoid wiping off the brush on the can or take a minute at the end to clean the rim properly, things would be much simpler.

She brushed me off, probably thinking, as you have, that I was just trying to scare her off.  

Sand or wire brush the wood studs that has growth.

You must learn to brush them off when they call to complaine.