I will never hire one again.

The PM will control and report on progress and also mitigate issues with contractors, solicit and hire and record and report on actuals vs budgets for labor and materials costs.

There is a reason I hire good lawyers!

PM isn't hired to work on property, but manage the processes.Some of those charges you'd hope to be within their monthly fee are normal. 

Just a suggestion, but if you hire a property manager, they'll take care of all the advertising, tenant screening and application process for you.

Once you get a couple of names, you will need to do your own investigation to make sure whoever you hire is going to do great work for you.Ask the Right QuestionsWhen you are considering a contractor, you need to make sure he or she is capable of the type of work you need.

If you are a complete beginner with limited knowledge and experience then I think it's best to hire a professional until you're in a better position to take over.Even the most experienced investor may be wise to use a property manager because the PM can handle the mundane day-to-day tasks while the investor focuses on building the business.

The carpet has been soiled and they hired a carpet cleaner, but some of the spots are coming back. the wood floor on the first level has also been scratched and their is a slight urine smell.

Hire an attorney.  

Most importantly, a blemished credit score hurt much less in the interview/hiring process for my line of work than possible legal repercussions of doing things wrong.