I'd love to do the same, but guessing if an investor were at that point, they might as well have their own PM on staff. 

Set up a property management firm that charges me for work by the hour (no % of rents), and has good affordable maintenance staff, and I would hand over all my doors.  

This process would include developing or buttressing management systems, delegating most of the owner's current activities to other staff members, grooming a second and third in command, and instructing the owner to take a lot of days off.

And a motel with staff would have additional business expenses.

Midnight calls rarely happen, and PMs that don't have handymen on staff are going to call and bill the same kind of people you would bill, sometimes for exorbitant prices.2.

Andrew Johnson “I use Appfolio out of santa barbara, ca its definitely not free and my property mgmt company passes those costs down to me which I think is around 50-60 bucks a month based on number of units under the service.I am able to see all reports from rent rolls, cash flow statements / trailing 12 month cash flow, tenant ledgers, maintenance requests, dialog between tenants and mgmt staff, resolutions to maintenance requests, move in pictures, move out pictures, or video, and many more features.What I like is that it allows the vendors to be in a dialog/text/chat box so they are prepared (vendor) prior to job assignment with lockbox codes, scope of work and pictures before they even go to the site so we dont waste time figuring things out and run up a huge $$$ bill for lack of efficiency.”

@Marcia Maynard - I'm surprised you didn't know about this: "By Daniel Beekman Seattle Times staff reporter"Seattle is apparently breaking new ground by requiring landlords in the city to rent their housing units on a first-come, first-served basis."

The lending/servicer staff members that usually watch this stuff are usually clerical in nature, underpaid, and really don't care.

DrydenEnrolled Agent (licensed by the IRS)Certified Financial Planner® Dryden Worldwide Tax Service 6141 Wolfstar Court San Diego, CA 92122-3951 Tel: (858) 457-8545 Fax: (858) 777-5542 [email protected]

Some are set up to quickly pull the info or they have staff who pre-screen deals.The work is the work.