This gives you financial stability during your transition.

Until there's more stability in the marketplace, the insurance market likely won't stabilize or soften either. 

Understand the fees involved and calculate the total cost for an entire year of management so you can compare the different managers.

There is a lot of training involved, it takes months (up to 2 years), and they usually like to start them off as puppies.

@Ezra Avery you might want to read below to understand Classes of Property/Tenants.Property Class will typically dictate the Class of tenant you get, which greatly IMPACTS rental income stability and property maintenance/damage by tenants.If you apply Class A assumptions to a Class B or C purchase, your expectations won’t be met and it may be a financial disaster.If you buy/renovate a property in Class D area to Class A standards, what quality of tenant will you get?

For those things that require time, ask for amount of time they'll need for an average house in the area given the sales environment you describe for each activity, and agree to a minimum and maximum reimbursement for each item.They'll push for their (ludicrous) 6 percent, and you'll remind them that in Scotland it's done for 1 percent, and that the market in your area is super hot so the house will sell itself with little work.Either you will persuade them, or they will persuade you.You are wrong to think, however, that your preconception of what is involved is relevant to the question of what is "reasonable."

We had a structural engineer evaluate and he recommended installation of piers to stabilize the foundation.  

The PM handles almost everything except the decision-making.Would it be rude or inappropriate if I communicated directly with the PM without involving my realtor?

Mike has been easy to work with for me, I don't know the other guy who it looks like was involved in Four Peaks.

If they fail to comply, you may need to involve legal counsel or contact your state’s real estate commission.Hire a Reliable Manager: Finding a professional, responsive property manager is key.