I would say I am careful about what I break out because it opens me up for possible items that I didn't anticipate ( allot of costs are dependent on others in a contractors mind). there are allot of spread costs that when bidding, you are high on some and low on others but in the end you hope it will even out and end up with the profit margin you anticipate. as for the comment of saving  30k by managing yourself?

(erentpayment makes you set up a whole merchant account and just doesn't seem practical unless you have allot of doors)- sends auto reminders to renters when rent is late, maybe even auto phone calls?

Al lot of them will not charge if you agree to give them the FC.  

I would do it myself also. there is value to be learned from doing manual labor yourself. besides the cost savings, you will know allot more about what things cost from power washing to re-plumbing a house if you have done them yourself.

You can print the checks if you have them sign a form and can find software to print checks:http://www.biggerpockets.com/blogs/4240/blog_posts...You can also ask them to set up an allotment with their bank or employer to pay their rent

The renters ether spilled allot of drinks or they had pets.

At the same time, there is allot of opportunity here in specific pockets of the market.

Once I get my membership to NSDREI, I think I'm allotted guest passes if you want to come.

This specific property needed allot of work, looks like someone started to replace a roof a few years ago and stopped leaving allot just protected by tar paper. it would be a major project, likely more fitting of a flip then a rental I would imagine due to the amount of investment needed vs rent it can bring. quiet location and other specifics related to it made it a good deal though 

Thank you for that bit of information also what you said seems to make allot of since in the long run.