Keeping the PM in-house through your turnkey provider is the safest option moving forward IMO.At the end of the day, they have your best interests at heart and want to do their best to deliver in real life the returns promised to you on paper.The grass isn't never greener on the other side and for another PM company you will just be a number and they will look at margin and making as much profit is as possible from each client.In-house PM through your trusted turnkey property is offers a different approach and in many instances comes with a reduction in misc fee's and costs.Just my opinion and wishing you much success

If it needs primer etcI use a google phone/email and collect names of handyman and painters etc. they bid and the serious ones come out to see the jobI take the medium priced bid. too low and it might not be the best work, too high and they do not really want the job.Lately been dealing with bids for electricians and it is hard to bid that and getting $500 per hour bids, crazy.So be specific and fair and you should find some good canidatesThe other thing is I do alot of my own research and factor in how much time it should take and the materials [or bid that you cover materials seperatley etc] - Youtube and forums for various subjects give you just enough info on what to do and look for. 

I am looking for something that is user friendly, makes automated emails to tenants the day before payments are due, when they are issued a late payment fee, an eviction notice, has the best credit card processing fees and automatic payments. 

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In North Carolina, I do this because of the diligence fee is not returnable and they expect at least $2,500 sometimes up to $5,000 for it.

I say this because legal fees can snowball quickly and even if you win, the owner of the property management company could just file for bankruptcy and start a new LLC the next day.You could file a complaint with the real estate commission but they are not going to help you get reimbursed for your losses.

That can cause you a denial and lost money on appraisals and other fee's if the loan is denied or cancelled.

However: Given we are accountants, we cannot promote our services on BP as its against the rules.To help in your search:be sure to find an accountant who is willing to grow with you, and is not too high priced fee-wise.

It can be challenging with many factors to consider.

Because they know you're unlikely to use it, and when you do they either won't cover your claim or they will charge you some kind of service fee that makes them whole.There are many other reasons why home warranties are bad.