The company should be capable of conducting minor repairs and routine maintenance.

In the late 90s, chartering a Hawker 800, which can seat 8 (possibly 9, uncomfortably) ran $3500/flight hour plus assorted fees (landing and parking fees), a Lear 35 (6 or 7 passengers, I think) ran about $2500/hr.

Realistically, you'll have some vacancy, some make ready expense, lease up fees (often charged by the PM in addition to the monthly charges), and some routine maintenance.

Is there any way to have a property management company handle the midnight calls, the routine maintenance, the drama, the toilets, the yard, and everything like that... but personally handle the tenant screening and application process/documentation?

If so, losing a month is going to be routine every time you have a turnover, so you better just plan for it.What does your lease say?

Keep in mind, there is absolutely nothing wrong with my roof other than needing routine maintenance, it’s tile, should last forever.To make a long story short, I did not sign up.

The same question that hunts me every year raised its ugly head once again.Issue #1:I have two times of expenses, routine maintenance that sometimes is quite costly .. like labor and materials to repair main sewer .. or upgrading the unit after its vacated.Second category is rehabbing trashed new acquisition.IRS rule is relatively simple: If the item has short life span .. like a gasket or so .. labor and materials can be expensed in the same year.

If this were a routine eviction for non-paying tenant, then it would be possible for the OP to represent himself.

As an experienced investor who routinely scours craigslist...

The best approach to find a mentor is to put yourself out there into uncomfortable situations and network!