Top 3 reasons owners hire PMCs:1) No time to manage correctly2) No time to learn how to manage correcly: laws, documents, processes, etc.3) They're too nice and need someone to "save them from themselves"A good PMC can usually earn their fees by better managing the property/tenant than the owner, thereby:1) Increasing owners net profit2) Decreasing owner's time commitment, stress, headaches, etc.No matter what though, you should always plan to commit a couple of hours a month to manage your PMC.

I find that usually weeds out any problem guests. 

Based on your description, if you take on responsibilities such as decorating, marketing, bookings, and bookkeeping, you could potentially meet the hours required, even with a property manager handling on-site tasks like maintenance.

For me, I usually get about 90% of my money back.

I know they have a cap at 10.We have also looked at using local banks in the area but those terms are usually 3 years arms to ten year arms and 20 year loans so it lowers cash flow significantly. 

Taking pics of the bedrooms where you see the door/doorway makes the room itself look tiny.5) video might help here though my camera does not have a wide angle video option.Summary: most people won't read descriptions first.

The first indication is you spent $290k for $1800 cash flow or a 0.62% monthly ratio.Rent $1800 - PITIH $1480 - $180 (pm) - $90 (vacancy at 5% which is lowest i ever allocate in my underwriting and likely low per the OP description of a lot of new development) = $50 for all other expenses.Maintenance/cap ex on 4/2, 2100’ will exceed $300/month even in cheap labor markets on sustaining basis.  

So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?

For example, I have a private lender that gives me 8-9% on the rate for rehab costs when I am usually getting about 10.25-11.25% on the rehab costs from hard money lenders, and the HML is not sending the full money upfront, but in draws (this is normal for most HML) which is a lot more cumbersome. 

Usually MTR comes fully furnished with utilities included, so you pay for the convenience.if the area has traveling nurses, other professionals that come for a few months for work they normally pay more, in certain cases the employer pays the rent not familiar with that particular market,  but worth looking into it.