Waives any other statutory or legal obligation of the landlord to deliver the unit in a fit or habitable condition or maintain the unit during the tenancy.A landlord has a responsibility to provide the tenant with an rental unit that is liveable and safe.

But almost every realtor who does provides a level of service much lower than a PM because they do not:- Properly document the condition of the property before tenants move in, which hurts the owner on the back end when there are damages.- Market the property as well as a PM company, which increases vacancy periods and costs the owner money.- Properly / thoroughly screen the tenants, which increases the likelihood of a bad tenant and damagesNow, it can be done, but if you aren't even sure of what the industry costs are for PM services, I highly doubt you are currently skilled enough in the area to risk doing it.

If you are looking to invest over $500k, you might be able to find more unique properties with less competition.Due to the current market conditions, many owners are deciding to sell, so today it is possible to find properties at great prices.

If it is 45-60 days are doing well, if this is shorter than you are in a position where you are either priced too high or the condition is not good enough (or both).

Next, if it is one property (and its in good condition) then it will not require a lot of time once you have found a good tenant. 

In my market it's a mixed bag currently: we still have very low inventory in the entry-level price bands (under $1M) where we are still seeing multiple offers above-ask on any reasonably-priced listing that's in decent condition (I saw one go over-ask by $500k last week with 18 offers!)

I sell lots of different investment properties all over Utah and Idaho (I'm licensed in both markets) and I always go for conditions, location and cap rate before I look at equity upsides.  

You will want to view the property in person before conditions are removed. 

In addition weather makes a difference as well.. snow ?

I want properties of a similar size, shape, and condition.3.