I do a redecorating fee if they stay less than 6 months.. and usually my tenants stay average 2 - 3 years.Look up landlord tenant laws for your state and get familiar with statutes. 

I would charge an upfront fee (deposit) or require an interest as it quite an undertaking.

I don't know of any managers that have this model, only because leasing is such an enormous undertaking compared to the day-to-day management.

Not sure I want to undertake all that plus finding new tenants though.

My month to month lease is basically I say if you leave prior to 6 months i retain $$$ of security deposit for redecorating fee.. a 60 day notice is preferred but 30 is required,, I will guarantee no rent increase for 12 months..

I'm still very much open to recommendations.Georgia Code Title 43, Professions and Businesses § 43-41-17:(f) Nothing in this chapter shall preclude a specialty contractor from offering or contracting to perform or undertaking or performing for an owner limited, specialty, or specific trade contractor work.

Inquirers must seek the advice of their own legal counsel prior to undertaking any course of action related to this inquiry.

To actually purchase, maintain, and keep a property rented is a large undertaking for people, and potentially money losing especially those without experience and so going with a proven turn-key company can eliminate many of those headaches while still giving you better returns than the traditional mutual fund approach.On the other hand, once you have a year or more of ownership under your belt of your own property you might be in a better position to evaluate turn key operators as you can understand what they have to do, and what fees are reasonable.

We also want to undertake the occasional flip in the near future.

Probably longer.If one is realistic in such an undertaking, she should expect 3-5 years of working consistently at online marketing before making any significant income from paid advertising.Just ask the creator of BP how long it took him to start seeing consistently high traffic.After three months of talking to Realtors and being ready to quit, do you see where your idea seems unlikely in this case?