I'd guess 6-7 (my wife and I combined) hours per week on site maybe another hour or two on the phone per week.My tip is meet the neighbors and give them your number and ask them to call if anything is wrong.

It is that full and the guy doesn't advertise, except sometimes on CL, it doesn't even show up on google maps when searching, not in the phone book either.  

Maybe not 20 years ago, but now yes.In that rent range you will need to be very selective on your tenants, the more amenities you can offer and the more you can weed out people over the phone etc, the better off you'll be.  

No phone calls or reminders, no late fee talk.  

How professionally do they answer the phone, return your call, set up and follow thru with appointments, would all be indications of what you could expect if you were to hire them.Also check out Ask BP 075 for additional ideas.http://www.biggerpockets.com/renewsblog/2015/07/31...Good luck!

Now I'm in need & they do not respond to phone or email messages.

Most would say that you could just ask these questions over the phone.

That I talked to on the phone.

Are you talking making actual phone calls?

They have a cell phone and a truck most of the time.