Throw in the fact its a county seat, has access to not only rail, but regional air, three US highways, two state routes and a state park, and I would wager there should be many more than 10,000 people there.

We wagered it would cost less if we just spent time sourcing the right people.

There are also owners that buy at $30,000 home that is dilapidated, in the worst part of town, and not in rentable condition to anyone that has a job or just standards in general.I suppose there is the chance that you were done wrong by 5 property management companies, and had a run of horrible tenants, but I would wager a guess you got what you paid for. 

That gives me enough traction to make a large wager. $220/$300 per $10k upside is very enticing.

Unfortunately, charging by the hour would just create another problem - owners thinking they should only pay a PMC minimum wage rates, "because it's so easy to do".Owners don't want to recognize that property managers have invested years in learning what they do - just like owners have in their careers!

Anyway, nobody checks back in after their enthusiastically shared idea fails, but I would wager this will. 

If you're going tell me the last 10 years are going to be similar for the next 7-10, I'm willing to make a larger wager against you.

Even the dullest witted person is going to eventually figure out that they are probably paying to go to work on that kind of wage rate... or at least, making less than they would by flipping burgers.

Never wager more than you're willing to lose.

I'd wager there is nothing "market" or GRM that would be useful to a particular deal.