And if it's a charity, make sure she's worthy.  

I often put the kitchen as the first thing in my postings if the kitchen is worthy of such a position.

How much each  is worth is something each LL will need to decide.  

That's my 2-cents worth :-) I am running numbers, and you're right, a new construction is a fair bit more of an up-front investment than a rehab property. 

@Skye Anderson... yes, I taught and recorded a class in March where I went through the "Impact of Property Management Fees on Your Rental Portfolio" where I showed a number of things including how long it takes for you to make as much cash flow from the property as your property manager does (which... if I recall correctly was almost year 30 for properties in my market) and the total cost that a property manager has on your portfolio when you consider that they are siphoning off money you could be using to buy your next properties sooner.Here are a couple charts from the presentation.There are like 30 charts in total but the difference in terms of net worth is startling.

They also have a rental analyzer where you can put in a specific property to see what it could be worth.  I

Wasn't trying to brag about $5k a month, that's not worthy of bragging.

@Steve MorrisI don’t know man, I’ll bet his net worth is much larger than yours

To invest out of state in my view you need to have material enough ( investments) that will give you decent return ( cash), worthy of spending time.3) after putting a decent amount of investments i gained some bargain power and was able to reduce important costs.

This has nothing to do with your PM being hard working or trust worthy.