All investors look forward to this concept I suppose, but curious if we'll see days ahead where 'nobody' (with regard to the general public) will want to buy real estate 'at any price' - as it seems to happen in other types of asset markets from time to time.   

However, I read some bad reviews about them. 10% service fee from landlord, plus 8% from tenants.

So, in actuality the divide between “good” PMs and “bad” ones is probably no different than any other service provider, be it real estate broker, mortgage originator, etc.The key word I has in my sentence was MAY; as in MAY be hazardous to your financial health.  

I like the tub (it wasn't cheap, about 12 grand) but there's not great service options where I live and not sure if I would get it again since I mostly have to take care of it. 

And if not then just go get a public adjuster.

The reality is you have to pay for services like this and be prepared to eat the cost if the deal doesn't pan out.

I am sure I will be very publicly wrong, and you all can make fun of me in two years, when stocks double and real estate prices crash 20% from here, but I just don't know how you can watch this industry, this closely, for this long, and not be raring to go in the current environment. 

This means you need to pad your rehab costs, make sure you have trusted service providers that do great work, and when you run comps be sure to bring them down a bit and see if the deal still makes sense. 

any lender wants to know how you plan to service the debt.

Quote from @Lori Edelman: Quote from @Katee Welte: As we recall Lori you chose to not use our services on your own.