Basically - I want a PM who keeps the property in good shape and occupied to get paid, and a PM who is either bad at maintaining properties and finding good tenants, or just really unlucky, to not get paid.- PM charges 8% of rent, which escalates to 10% if the property exceeds 95% occupancy with rent collection. - PM charges minimal fees.- PM is contractually obligated to perform annual maintenance/inspection to keep property in top shape. - PM provides a cash based accounting report every month, for every unit under management, that clearly labels all rent, all expenses, including management fees, and the net directly ties to the amount of money deposited into my bank account.- PM is a licensed handyman, or has them on staff, and takes care of most unit turn work at a reasonable rate. - PM has no breakup/termination fee- PM does not take project management fees, except on large or complicated CapEx projects exceeding $5,000. 

I don't have any specifics but as someone who is into tech, accounting/finance, and a consultant to grow businesses.

I do not think enough coverage is going to the people who are fighting this fight -that job is tough and a big uphill battle to fight these fires. 

Its 20 years later I have money in the bank, great credit,  living alone very modestly, and a business that is doing well.

CIREA is great but we tent to get just as many people and a ton of great energy. rootsrealty.co/events 

This is the metric typically used on row homes or twins, detached structures usually add landscape or more siding and a higher likelihood of pitched & shingled roof.

.: Quote from @Jay Hinrichs: Let me break your post into parts, as each concerns a different subject and as such requires a different response.1.

Conveniently located in Bryan TX, within walking distance to A&M Bus stop and a short 5 minutes drive to College Station, home to the largest university in the state, Texas A&M.

If we assume all cash and a 50% expense ratio (this improve with time due to the near fixed property tax) would provide 4.8% return from cash flow not including closing costs).  0.5 (rent ratio) * 0.5 (50% rule) * 12 (months). 

The job consisted of replacing most of the front entrance, which consisted of 3 wood steps and a small platform deck the size of a standard refridgerator with railing.