The reality is it takes a SPECIFIC type of personality to do property management effectively.Sadly a huge majority of managers are not good at what they do and want the residual paycheck.Other than a tiny fee and a big headache they get no benefit of depreciation,cash flow,principal pay down,and appreciation (hopefully) of the property.I can tell you flat out I am an investor and a commercial broker and I am all about closing sales.Never will I do property management.I love the art of the deal closing sales too much.It is really hard to find a property manager worth their weight in gold.If they do a fantastic job what you pay them shouldn't matter.Plenty of cheap but crappy managers out there.Expensive ones too that are crappy as well.If I found someone great I wouldn't mind paying them a premium.

However, lumping in a large number upfront can also decrease the COC return, which many investors are looking for in the first year or two (of course until your improvements increase the property's top line numbers)Bryan: I certainly see the validity in approximating the cash outlays over time on a monthly basis against the property's revenue as another approach.At the end of the day, financial modeling is in many ways an art just as much as it is a science.

My husband and I both are ringers at auctions (real estate, liquidations, fine art, benefit auctions, whatever).

You can see if Adobe has a mail merge feature as well.

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Read The Art of the Deal.

Hiring and negotiating, and managing your property managers is an art form if you will.Hope my OPINION (not to be construed as legal advise) was helpful.

Its not the amount of money you have silly socialist its the art of getting it.

I wanted to open a Dialogue on the 'Art of Negotiating.'

I am so afraid to outsource this as there is an art to it.