Is it better to diversify your portfolio in one geography, tenant base, style of property (SFH, Multifamily, Apartment).

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!

Tax deductions / write-offs should be a second concern.There are some rules that you need to follow to treat a short-term rental as 'active'(non passive) income which would allow you to offset it against other forms of income such as rental income / wages.

Someone with $10M in the bank in cash just needs to put a lot of money to work and time value and tax write off is more interesting to them than a hungry investor in their 20s that has never found a deal.Honestly, books are great, but they are about as "boiler plate" as you can get as I'm sure you're discovering.

Located after a letter writing campaign and purchased directly from the seller without a real estate agent.

Fees should be clearly stated in writing, easy to understand, and justifiable.

@Drew Sygit  has a nice write up on classifications by letter  A B C D F.

I have some clients who prefer to have a PM for maintenance/contact/rent collection/general management and will place tenants and write leases for themselves in exchange for a reduced rate.  

If it was me, I'd look at it this way:1) Paperwork: I can hire an attorney at an hourly rate to write up a purchase contract, etc. 

You start with a purchase and sale agreement and reduce everything to writing.