They also help with state specific leases, maintenance reports, it shows them what day they have to submit payment for it to be in my account on the 1st.

I am not a fan of the traditional management model, where I get monthly reports, and am specifically looking for property management/manager that uses an online portal for the property owner (i.e.

He and his family have been very difficult with the move out;  his son has told me he will break back into the house (filed a report with the city police dept and informed the tenant of his son's threat and my report), he insists that they "took excellent care of the house" and is expecting his full deposit back. 

Ask for their reporting schedule and make sure the schedule is frequent enough for you and the reports are detailed enough for you.

That's incentive enough to report erroneous expenses to reduce my MAGI as I may reap the benefits. 

Census data is very interesting (for example you can track rental rate increases and mixture changes down to the zip code level along with reported expenses for owners for a zip code to assist in evaluating out of your area markets, but of course this takes time to put together in this way for all MSAs even if you already know a few you wouldn't go into due to expense).

Tell me on the phone if you want, but don't email it to me, and don't have "foundation is a mess" in addendum #2 if there's going to be an addendum #3 that changes the price (if there's a #3, underwriting will want to see #1 and #2, along with any referenced inspection reports, and now we've opened a rat's nest). 

Each year when named Sales Agent of the Year at my office of 200+ agents or when the Real Trends / Wall Street Journal Report comes out people ask how I run my business or how I do it.

Seems cheap and reliable and gives you the option of having tenant pay or you pay and sends you the report i something like 24-48 hours. 

There is NO inspection report available, but I heard some contractors say it would take about 30K/4 weeks or so to bring up to rental standards.