@Kevin Drouillard If your PM isn't returning your calls or responding to your e mails, you can be sure they aren't working very hard to get your property rented.

Considering returns are often non-linear and affect of compounding money, I think this approach would be more widely used.I have been exploring writing a program to do a program to do such an analysis.

The current owner 'pays' for water and I want to sub-meter and save on those costs while I hold the property long term.I've had one company tell me they do no less than 12 installations and other have not returned my calls. 

What kind of returns are you looking for?

She told me she has 30 days to return deposit so i didnt diturb her. on the 31st day when i asked her, she said shes waiting for some quotations for repairs.

If it doesn't stipulate the provisions for breaking the lease, you know it needs to be in there for next time.If things have been going smoothly and friendly, consider returning some pro-rated fraction of the deposit.Most importantly, you probably need the advice of a competent RE attorney ...

Be reasonable and most tenants will be in return.

Then returning and looking at my beautiful house destroyed.

At least I'll get a great return. 

I also prefer that the managers share the risk alongside me - via skin in the game and/or profiting only after I have my capital returned along with a preferred return before the manager/developer makes any profit.