I can offer a list of services I would expect:Leasing fee covers:PricingMarketingMedia advertisingMember of Multiple Listing Service  and syndicated to numerous internet marketing toolsRealtor referral networkOn-call 24 hours including weekends and holidaysShowing, screening and negotiatingCredit reportsThorough background checksDocument preparationManagement Fee Covers:Move-in/move-out coordinationMove-out inspections with digital picturesEnforcement of lease termsTenant public relationsTimely rent collectionComputerized accounting and property management systemsFunds managed by a trust accountTimely disbursement of funds to ownerMonthly statements covering all activityCPA ready annual consolidated statementsScheduled property surveysMaintenanceProperty Repair Services24 hour on-call service for emergency repairs including weekends and holidaysRepair “help line” service at no costReputable maintenance personnelVolume pricing on supplies and servicesSpring A/C service and lawn treatment at owner’s optionUpdating, decorating and refurbishing if desiredInstallation of security devices (locks, etc) as required by law

@Daniel S.Don't forget that there's a 10% early withdrawal fee (age > 59-1/2) in addition to the taxes.

See if their fees are competitive.  

I've never had to do that (my county has info online, both a good and a bad thing IMO), so I don't know if there is a fee or any scrutiny of why you want the info.

All companies are roughly similar when it comes to commission splits, marketing costs, fees, etc. it's not cheap so I recommend you speak with a few different ones and find out what best will suit your needs.

What I feel like i need is someone who can give me specific advise / planning but i dont want someone who has a financial interest other than their set fee's.  

That's why it is big business for real estate mentors out there who market their services at crazy high fees, they know.

Seller financing is an equity based loan, look to the UCC as to default of installment contracts, they become void, points or loan fees are not charged on equity financing.......I said not charged when I should say, should not be charged as I'd bet sellers are not in compliance, they can just lose their note and suffer any consequence that goes with unlawful lending.

Is there a rule of thumb i should be using like 10% for a traditional management fee? 

ARV – Desired Profit – Closing Costs to Buy – Repairs – 10% of Repairs – Holdings Costs – Concessions – Realtor Fees – Closing Costs to Sell = Your Offer (MAO or Maximum Allowable Offer).ARV: After repaired value or what you think it will sell for once repaired.Desired Profit: This should be taken off the top first.