@Andy OkamotoOne cautionary note: if your idea of "cash flow" is $10K in net operating income, $120K before taxes in your pocket every year off your rental property, well, if it happens to you in 10 years, it will be a low-probability event with a lot of lucky breaks and eventually will likely ruin your life when you make a misstep because you assumed your lucky break was the norm.If you're serious about moving out here, at least look at the Pittsburgh area and its proximity to Carnegie Mellon (tech) and UPMC (health care).

We operate on fairness, and we feel that it is fair to retain the commission percentage of the late fee.

And please note, you'll also have to pay GET, TAT, OTAT taxes if operating a vacation rental.  

There are firms that operate that way, but we do not.

My understanding is that it is more geared towards owner operators. 

I'd also send them the manual for whatever unit you have which should contain the recommended operating temperatures (and min and max).Edited to add it also depends if they are normally hot or cold and how they are dressed.

But there are companies out there , they operate by quoting extreeeeeeemly high prices , their salesmens commission is based on the profit on the job . 

I'm also looking to target the smaller contractors that need space to expand their current operations. 

I know there are many property management programs available, but I feel these are geared more toward operating the properties rather than tracking a portfolio.

That turned out not to be a big deal either.And any agent who works off-MLS properties already operates this way anyways.