So, the first question they usually ask a PMC is about fees - instead of asking about services and HOW those services are executed.EXAMPLE: PMC states they will handle tenant screening – what does that specifically mean?

A condo is cheaper, but what about the HOA fees?

But it should only be attorney cost, the deed and recording fees (few hundred) , maybe a final water cert.

Not sure her “design” fee or what was spent on travel. 

the fee-based services seem worthwhile at least while actively looking.   

With IoT monitoring everything I could have theoretically been charged a late check out fee.

I will happily foot the bill for supplies so they aren't out any money out of pocket, but with the prevalence of contractor-stole-my-money stories, it makes it hard to fork over an upfront fee.

For that SMALL landlord, turnover/vacancy is VERY expensive because it takes them longer to prep and fill the vacancy and they are also paying the PM a fee for tenant placement whereas the large landlord is using their staff who is being paid whether they handle a turnover or not.

I don't love the idea of having prepayment fees and a mortgage on my free and clear property but if I do a combination of things I would be able to make an above garage apartment at house 3 for 15k-20k that rents out for $1100-$1300.

Perhaps in return they collect an acquisition fee,  collect a construction management fee & share in a portion of the upside.