I have already spent quite a bit on attorney's fees myself. 

Purchasing a new primary and turning my current house into a rental and looking to hire a PM but some of the fee's seem high. 1 quote - 100% 1st/month rent if i self-manager, or 75% 1st/mo rent and 10%/mo for PM to manage.Again, im new to this but from reading and talking to people there is a typical finders fee ~1000$ and 10%/mo rent if the PM manages. 

What do I do differently to "earn my fee"? 

The fees they tack on AFTER you invest hindreds of thousands of dollars is just nuts!

Hi Matt,Memphis holds a lot of hidden opportunities.

It is also important to consider the transactional fees associated with originating the HELOC, whether an appraisal is required etc.

I do / done many rent to own (contract for deed) and a few seller finananced deals where I keep the note.Why not in parallel use a flat fee listing on MLS too?   

Then do a thorough research on tenant applicants (note: leaving this to a PM may be hazardous to your financial health) and choose the one that is most “stable” with the best potential for long term tenancy.This advice is contrary to maximization of rental income, but IMO will reduce expenses of tenant turnover, property damage, property management fees so much that the difference in bottom line income will be quite small.  

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

Trying to hypothesize if I had a hidden agenda clearly shows you know nothing about me...which @Jay Hinrichs, you should know at this point as you have commented on my previous posts over the years.