So, he's claiming the home warranty won't cover... fine, what's the repair cost?  

If a person has RCV or ACV policy makes a huge difference, than question of what coverage level people had and if they had policy add-on's that cover cost over-runs and all that fun stuff, not to mention contents. 

What you want to check when signing up a PM is their indemnificaiton clause on who covers who in case someone does something wrong. 

I want the cash flow to cover any expenses the property may have.With my next property I am trying to figure out what state/town to go to.

We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Hi Adam,The seller pays the seller commissions and (usually) covers the buyers commissions as well so you shouldn't worry about those fees.The 10% vs 20% I feel like is a personal opinion.

However, most of these properties still cash flow well (or enough to cover PITI). 

We had a discussion about the costs I have endured and the low ball offer to cover expenses for going 5 months past contract deadline but haven't heard back. 

We recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

Looking at some rough quotes, they start at $30 a month apparently and you can cover things like HVAC, plumbing etc...