Landlords are so short-sighted when it comes to hiring property management companies and always mention some variation of your, "but 8% seems a lot..." nearsightedness.How much do you know about the following:1) Fair Housing laws2) Fair Credit Reporting Act3) Consumer Privacy Protection laws4) Local rental ordinances5) State eviction laws and procedures6) Etc...Everyone thinks property management is easy until something goes wrong...

@Nathaniel WalkerIt’s really hard to explain because honestly there is a lot of variation.

At 78 years old, and in this business for 49 years, THERE IS NO easy or Lazy way to make big bucks in this business - sure we call it real estate, but really it is about people and how well we negotiate the transaction with people and the words and statements we make as well as knowledge of how to CONTROL real  estate.This business is easier when we can eliminate the "gate keepers" agents, appraisers, lenders, relatives of sellers and deal directly with decision makes, those who are authorized to sign a purchase agreement.Over the years of Trial and Terror trying to make equity profits and cash flow and avoiding Gate Keepers, I've developed several systems to accomplish this; Nothing down methods (investing without real money) Control and Roll (using contract clauses and  a"SKINNY CONTRACT" that give me possession with assignment rights), and public auctions for fast assignments.This is a good business, it is not for fast profits or lazy investors, it takes creative knowledge of contract engineering, power prospecting and effective negotiations and a sense of honesty and disclosures. 

You should absolutely look into Indiana but you need to build a team you can trust which can take time (and some trial and error).  

I just started managing one property last year, and to save money I used a trial from a well-known online signature business for the first lease.

The truth is, you could read 100 books and still not know enough because certain things need to be learned through trial-and-error.

I have not invested outside of the Seattle area yet.People would buy a fixer upper, do repairs, and then refinance at the new higher post-repair appraised value, so that they may be able to cash out a bit.Contractors are best thru referrals as well as trial and error.Best of luck!

Once you add in the variations and the subtle nuances, you may literally have hundreds if not thousands of different trusts. 

I am assuming the zoning variation was for a detached garage.  

For example, that other calculator bases maintenance costs on a percentage of property value (whereas obviously the 50% rule does it as a function of rent).I'm also looking in a couple different areas where the tax rates have an insane amount of variation (I'm talking a 10x or more difference).