You can combine a good real estate law firm and a good accounting firm to cover everything.

Our land is in a gentrifying neighborhood in a suburb of Charlotte, NC and I think the real value is for someone who wants a long term hold, as land in this location (6 blocks from a revitalized city center) is rare, not readily build-able for multifamily. 

It’s rare but I have trulia and Zillow on my phone and houses that have been rehabbed at a low price rarely pop up.

They always try to get out of paying for repairs, charge nearly the same as a service call would cost you out of pocket as a deductible, and rarely compensate fairly to the contractors, leading to sub par craftsmanship.

Combine that with the per bedroom rental (more work than as a whole house) and that's what made it work out so far.

The combined rent is approx. 2800 a month.There is a double wide with additions added for the owners property, it has 5 bedrooms. 

I'm one of the rare ones that continues to spend time on the boards when I should be working on my new management agreement, two new employees, new web site, news article, trade show materials, and 57 other things that went neglected while I typed this response. ;) 

I work with out-of-state buy and hold investors who rarely step foot in Philadelphia.

So I'd just pair the bills up and see where the rates differ.My guess especially being in the NE, they likely did public utility projects related to drainage and sewer to eliminate combined sewer and flooding issues.

As for the expenses, I'd agree with your strategy of combining the property management under your current one which should help lowering it to a degree.