I like to outsource that to a local expert.I call/interview property mangement companies in a city that I like and ask them to refer me to a real estate broker who works with investors.  

Read our copy & paste advice below on better screening for a PMC.Recommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

Whether I find a new tenant or not, the departing tenant moves out after 30 days and is treated like an ordinary termination, which means I process their deposit like normal and they can earn a good landlord reference.2.

We don’t have any explicit wording in our PM contract regarding coordination surcharges, but would a 25% surcharge be reasonable?

Property manager explicitly said no one has been on the roof other than the roofing company, and even suggested I look into an attorney to go against the roofing company.

I assume state laws dictate and for reference if necessary, this is in Pennsylvania. 

(Sorry for the auto references.

So for that, I would recommend getting a referral from someone trusted, someone without an agenda and someone who is not getting paid to refer you to the sponsor.

First of all I put my acceptance criteria clearly in the ad: minimum credit score (enter X amount, 620 is what I use),income 2-3x rent, good rental history, references, no evictions, acceptance dependent upon background check and employment verification, pet policy, desired lease term, etc. so that people will hopefully read that and not come to the open house if they know they won’t qualify.

If you don't hire a PM refer to a attorney.