My initial plan seems to resonate with what many said, higher % on the main fee and less "nickel and dimeing" I did want to use my own maintenance group so I can capture that revenue stream but be competitive in price with outsourced labor. 

Not always the case but typically I have seen a significant difference in management quality of those that have outsourced PM since day 1 vs those that have been in the weeds themselves and outsourced down the road. 

My best advice is to outsource the confrontational part to someone who is very comfortable with offensive remarks.

Is is in fact cheaper to outsource many of those tasks  as opposed to taking into account the value/cost of your own time?

Then, once you've mastered that, and stabilized your portfolio to cash flow positive again, you can choose to outsource that function intelligently since you'll know what good management looks like, but the more likely outcome is that it will make more sense to continue doing it yourself.

Plus it's not like the place needs major work to turn, just some cleaning, maybe the usual move their excess crap they left behind out (outsourced and paid for by their deposit).

Some may also do the property management in house, but most outsource it.

However, if you want to ensure accuracy and you want to build up a portfolio I'd outsource ASAP. 

Hi REI worldMy husband has over 10 years experience  as a property manager and has decided to open a remote property management service. Services would include:Ledger AuditWork Order follow upDelinquency reportsMonth ...

@Jason WrightIf you are having troubles, either look in other markets or outsource it.There is a robust supply of syndicators out there hoping to help you find / invest in multi-family.