And if you are a good landlord that repairs and replaces things and has well screened, happy tenants that are fulfilling their lease terms- then it will always remain work... but happy work.Now, I am a ghostbuster.

Pricelabs is great and is a flat fee. 

A little secret about contractors: good ones screen their potential customers just like a wise real estate investor would wish to screen their potential tennats.first things first I wouldn't tell any contractors that your an investor and that you have a ton of work you can throw their way.

Tenant screenings.

Anyone willing to share the tenant screening process you use?

I want to reach through this screen and choke the living s**t out of you level wrong! 

We don’t know any PMCs to recommend in the area mentioned, but since selecting the wrong PMC is usually more harmful than selecting a bad tenant, you might want to read our series about “How to Screen a PMC Better than a Tenant”:https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processesWe recommend you get management contracts from several PMCs and compare the services they cover and, more importantly, what they each DO NOT cover.

@Chasen Brown as a PMC we would do the advertising, showings, screenings and move in for a fee - and do it better than most agents.We wouldn't do any maintenance though, unless we're were managing the property.

Troy  just because a property does not meet the 1% rule or .08 does not mean your over paying. in many markets top shelf real estate only hits the .03 rule or .05  1% rule is in markets that are generally flat on appreciation or historic appreciation and or risky vis a vi the tenant base.. 

I mean flat broke.