I've tried the lower 6-7% PMs and usually you'll either pay mark ups on repairs (what you've noted) or pay extra fees (i.e. labor hours, extra calls) that you may or may not notice. 

I am an out of state investor and I am being told the property manager can no longer serve the eviction notice.

Sure, we can say we have a 98% rent collection rate or that most tenant placements average 27 days etc etc but notice the "most" or "average".

I am serving her a notice to vacate at the end of her lease in feb. 

Thank you @John Mason appreciate it and yes I've noticed that there's quite a lot of people who can spread great knowledge I'm wanting to put to use.

Looking ahead, once you secure a tenant, perhaps this is something that should be explored to make the next lease up easier.Also, @Caria Mitchell raised an interesting point in saying: We are experiencing a shortage of qualified applicants, I’ve noticed non-conventional applicants vs qualified applicants that don’t have a voucher or some form of subsidy. 

I live between Somerset and Middlesex counties, so I’ve definitely noticed how tight the inventory can be.

Class D is mostly rentals (another tip to look at owner occupied stats and/or if the neighborhood is identified for revitalization), the tenants are outside smoking, they are talking to neighbors and solicitors, it is a completely different vibe that is pretty noticeable just driving through.

But make sure they know they should start looking for housing NOW becuase the house WILL sell and they WILL be receiving a 30 day notice soon. 

No need to spend an extra $1000 for something a tenant won't notice.