But keep in mind they sell title insurance so they might only encourage that you buy a policy. 

Here's the meat:Sellers and buyers are encouraged to openly discuss and negotiate commission.

Cap rate (NOI/Price) isn't a meaningful metric for you here: You instead want cash-on-cash return (Cash_Flow/All-In_Investment), which tells you the rate of cash returned on your invested cash.

A sweet spot in December saw mortgage rates dip, encouraging more folks to buy.

Therefore, that fee is there to make sure that they are getting the job done the first time.Anyone who is saying that they can do a great PM job and won't charge you anything besides the monthly fee, is most likely going to fail out of the business because they won't make enough to stay in business, hire and grow.It is very important to understand all the fees associated with a PM, but I encourage you and your friend to not shy away from a company right away if you see they have fees on other things other than a monthly cut.

It's going to hurt to give up all of that review history, but I'd encourage you to self manage with a clean slate. 

I'd like to start with flushing every few years and replacing the anode rod every 5 years or just once with one of these powered rods.I am skeptical of the very positive product reviews since the review really needs to be submitted 10+ years after the installation to be meaningful and they never are.

In addition to finding good software program that meets your needs, I encourage you to get your "legal ducks in a row": e.g. landlord forms library, educational resources, lease agreement and addenda, and operations practice and procedures and policy manual.

This industry of wholesaling has an absolutely disgusting practice of encouraging “wholesalers” with no money, no job, and no income, to get a “proof of funds letter”.

We encourage you to get an inspection report to identify all these items so we have the chance to go in to address them.