Not running a laundry service or even doing laundry for their boyfriend or parents for "free". 

I pay our cell phone bills, trash bills, water bills, cable/internet.

I save invoices from service providers like contractors, plumbers, etc.

I would research and find good companies that provide the rental services you are seeking. 

I’m a wholesaler In Texas that Is wanting to expand services to out of state wholesale transactions.

It makes me nervous with some of these services that rely on the tenant to input the data (which you do not have an opportunity to verify). 

My recomendation is get a full service PM, if you are making this decision, Im not sure what you are paying a PM for, you should be able to find a decent PM in that market for 7-9% and never have to review an application, to me  if you are doing the screening, what are you paying for? 

Do not include the debt service (your mortgage paymet) in this calculation.

Keep in mind some properties are economically obsolete … along with functionally obsolete.. be careful.. in this day and age with the internet and this irrational exuberance to be landlords there are not many markets that are totally under the radar that are viable.. 

I am hoping to find a mentor who Is knowledgeable In rental properties and I will do all I can to provide any service necessary to learn and grow.