that we’ve learned in our 24 years, managing almost 700 doors across the Metro Detroit area, including almost 100 S8 leases:Class A Properties:Cashflow vs Appreciation: Typically, 3-5 years for positive cashflow, but you get highest relative rent & value appreciation.Vacancy Est: Historically 10%, 5% the more recent norm.Tenant Pool: Majority will have FICO scores of 680+ (roughly 5% probability of default), zero evictions in last 7 years.Class B Properties:Cashflow vs Appreciation: Typically, decent amount of relative rent & value appreciation.Vacancy Est: Historically 10%, 5% should be applied only if proper research done to support.Tenant Pool: Majority will have FICO scores of 620-680 (around 10% probability of default), some blemishes, but should have no evictions in last 5 yearsClass C Properties:Cashflow vs Appreciation: Typically, high cashflow and at the lower end of relative rent & value appreciation.

The Justice Department, backed by 10 states, claims these landlords—who manage over 1.3 million rental units across 43 states and D.C.

The mayor has been hot on out of state investors and poor property managers since his campaign. 

After paying a competitive rate for the property management and ASSET management that the small operator does himself.  

My lease states that certain clauses go away if I'm no longer managing the property.

In the past when I am looking for a property manager I google to find all managers with physical offices in close proximity to my properties to narrow my search and ignore all sponsored adds that fake that they are local.Since you have self managed, you will be better equipped to "manage the manager".

Likewise, a property manager should be added to a landlord's policy.From my blog: What does it mean to add your property manager as an additional insured?

I'm surprised you can find a manager for 15%.

And knowing a thing or 2, I'm gonna assume you are good at the details, and at managing paralegal team. 

I've been doing revenue management for over 10 years now (hotels and STRs).