Does he/she also charge you to "supervise" their own maintenance people?  

Good PM agreements have separate clauses outlining if and when PMs will supervise capex or disaster claims. 

There's a process starts with a three day notice, then filing eviction after that, then getting a court date, then, if they're still there, doing a "set out" where you and your helpers, under supervision from a deputy, put their stuff out of the house.Do you have a documented lease and documentation that you've given them notice?

They hire their own maintenance people at inflated rates, they charge you to supervise any work that gets done by their own maintenance people, they charge you for collecting late fees, for evictions, for finding the next tenant. 

It's my opinion, that by the time you pay fees and higher maintenance costs associated with a PMC, you could make a better profit if you buy close to home and manage it yourself.Most property management companies are not going to ask your tenant, by the way, if the reason the breaker keeps tripping is because they have 50 hair dryers plugged in at the same time, and then just tell them not to do that.What they will probably do, is send someone out to the property (and charge you for it) then charge you for a new electrical box that can handle plugging in 50 hair dryers in at the same time (and then charge you for having their guy do it, and a supervision fee, etc.).I don't see how anybody makes much profit if they have to hire a PMC.  

The PM will also normally charge a fee to find a tenant, get rid of a tenant, supervise repairs, etc.  

There is a fee to get a unit rented, to kick a tenant out, to find another one, to supervise repairs, etc.Can you target other types of tenants for this building besides ag workers?  

Landlord doesn't see you but sees the baby, ALONE, inside without your supervision.  

My daughter's PM nightmare was that they called everything an emergency, and emptied her account of thousands of dollars without notifying her - until they called her to tell her she needed to put more money in the account.Most will use their own maintenance guys, charge you ridiculous amounts of money for repairs, also charge you to supervise the repairs, charge you to find a tenant, charge you to get rid of the bad tenant they got you, and even charge you to fire them.Just really look over the contract, and negotiate anything you don't like.OR - take some time to find a good handyman or a list of plumbers, electricians, gardeners, etc., and just make those phone calls yourself and save the PM fees.I'm sure you'll hear from investors here who have great managers.  

Yes, a tenant may be responsible for the actions of their guests, but only for those foreseeable actions they have a duty to prevent, and were negligent in the supervision there-of.