Obviously lots of factors play into this (market, debt service, etc.).

I know a lot of you offer this service (and no offense), but I'm looking for customers that have done this and gone thru it all.

Otherwise, you won't have the extra funds necessary to cover the rising costs of goods and services in the future.What causes rents (and prices) to increase?

Post on local Facebook pages for contractor referrals, go to local REIAs, and ask your potential agents and PMs (even if not using a PM at first...you may at some point).There is only so much that service providers can do and many of them are far from "experts"; so, be prepared to be your own expert at being willing to figure stuff out as you move forward.

If cleaners don't offer that as part of their service or agree to start, we won't use them.

Here are a few alternatives to consider for your next property:One option is debt-service coverage ratio (DSCR) loans, which are specifically geared towards real estate investors.

This level of service is NOT typical for the Lehigh Valley, and it’s certainly not what we’ve experienced with our PM or others we know in the area.A property manager should be proactive in tenant placement, responsive to inquiries, and transparent about efforts to fill vacancies.

You'll probably get better service approaching it that way than hiring a professional manager anyway.  

Giving the best quality of service to people is the top priority! 

It's thorough, easy to use and easy to modify so you can include your own special terms such as quiet hours, how trash service will be handled, parking, and anything else that is specific to your property.