We converted to a self-service model a few months after we took over, which has substantially reduced the workload. 

if he performs a service for you, just pay him for it. 

Dealing with warranty service is a pain in any situation but when you also have to deal with a tenant on top its even worse.

He works with us often here in Chicago, but can service loans across the country!

When evaluating a property management company, it's important to look beyond just the management fee and consider the full scope of services and costs involved.For example, at our company, we charge a 10% monthly management fee, a $250 lease renewal fee (unless it’s a takeover tenant, which requires additional effort to establish a strong relationship - because usually people are changing pm companies for a reason), and the first month’s rent as a leasing fee.

It's important to keep in mind that everyone you hire is providing you a service - no one is guaranteeing you any outcome.

It likely is out of date as to cost as this info is quite old (my guess is 5 years but it could be longer):- Rent Recovery Service: offers flat fee service starting at $20. 3 letters start at $30.

However, I read some bad reviews about them. 10% service fee from landlord, plus 8% from tenants.

Do you use any tools or services to automate the process, or is it something you manually handle?

We do clean-up, done-for-you, and/or done-with-you services.