Even if you can't perform an inspection prior to going under contract, I still advise you do so during due diligence.

What tasks have you been able to successfully delegate?

I did have an NMLS number when I first began in the mortgage world, but haven't needed it the past few years so I have not renewed it.Often times, I feel that the file work (even taking on addtional workload and tasks) would definitely be worth my time if I was compensated on commission rather than a flat-rate per file.

Can anyone share some of their insights... does one perform better than the other...are there specifics I should consider? 

In four months they'll essentially pay an extra month of rent which helps compensate for the additional work required during turnover.I also use month-to-month when a tenant appears high-risk and I want to take them on a "trial run" to see how they perform.

I'd perform my own due diligence and assign my own risk, who cares what other people "say the cap rate is"

There are outside tasks that can be completed during the winter months, the contractor just has to play the weather.

You've put a top and a bottom on the amount (good), but you can't perform if it is at the bottom of that window?

Landlords mistakenly ASSUME all PMCs offer the exact SAME SERVICES and PERFORM those services EXACTLY THE SAME WAY, so price is the only differentiator.So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.This also leads them to ASSUME simpler is better when it comes to management contracts.

The owner was a do-it-yourself guy and performed a lot of upgrades like kitchen countertops, cabinets etc.