I was thinking 65 (Mine)- 35 (Aunt).

@Michael Peters Unless your town regulates occupancy with septic capacity like mine is trying to do you just need to increase the amount of service to it to keep your 4 BR occupancy strong.

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.

Quote from @Allen Tracy: I've been really happy with mine, she's based out of San Diego but has helped me with my out of state properties.

Otherwise, the renters could be bitcoin mining or driving 2-3 electric cars and you’re paying for everything. 

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

While the support sounds nice, I can buy quite a bit of consultation and legal help for $60K, and that doesn't even figure the royalty.Nothing against the franchises, I spoke with PMI and was impressed with their business model, I just don't like the idea of paying fees to be restricted operationally. 

Thanks in advance for any input on this novice question of mine!