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

how does he compare to your other applicants?

its certainly happening in the bay area.. in Portland we are just about at our 07 peak so it stands to reason just with inflation that we can see new peaks  11 years later..I mean when median price point in Portlandia was 120k in the late 80s  .. it was not going to stay at 120k forever just like now with our median over 300k  and in the peak it was right there .. it can make new highs, at least I am thinking so.also much more equity coming into the market than what was happening in 05 to 07 were every one was so focused on 100% leverage you know OPM  refi to you die.. max equity.. what I see now in my new home communities are buyers aschewing max equity.. don't want to pay PMI and are putting 10 to 20% down and in my last 23 homes community we sold 3 for cash.. at 450k each.. that was UNHEARD of last go around.. so in my mind whatever is happening today has stronger foundation for a longer run.then you take all these folks buying rentals.. and I see it every day on my HUDS that I am signing all over the country.. and its cash sales and 20% down or more.. now BRRR has come back that is 100% financing .. but its limited.. were as in 05 ish that was 95% of how people were buying rentals in the mid west.. so very few had any real skin in the game.. as compared to today..  

but better restaurants on the East side compared to say Beaverton that I know well .. 

You have thousands of people doing the same thing including major operations that have a substantial  degree of resources on the ground canvasing, door knocking, advertising, and submitting contracts almost around the clock.

That's an example but something in the middle ground that works for both of you.I'm a bit non-plussed with some of the large multi-family syndicators who like to talk about how they can force rents up for lower income people and in almost the same breath talk about how they help the same people with their charity...I think, like everything else there is a productive middle-ground where you can earn good returns and not force people into bad situations.

I'm pondering doing a ozone and also putting out the coffee grounds in a bowl etc for several days. 

Those are the best ones to truly compare your market rate.Like others said, you must honor a lease so you can't change or end it before then.

I push comparables when I list a home to make my sellers more money but I know I have to sell it to the appraiser too.

I thought you were just venting but the side-splitting adventure you have committed here today seems otherwise. maybe provide a better example or context so we can come to a middle ground.