Seems that as the fee increases, the service decreases. 

I can provide you with a list of properties I have sold that were on market. 

Only Big Island can provide this, not even Maui or Thailand beach can provide the same geographical landscape diversity lol.

Businesses that only charge, say, 8-10% on rent and that don't charge ancillary or per-occasion fees are not making any money on the landlord's property, unless of course they are not hiring any staff to provide full service, in which case, I would stay clear. 

You can be that buyer that is willing to take on this project provided you are able to negotiate down the price accordingly.

Have always paid for a service to do it. 

I was working with an insurance agent from State Farm and they told me their underwriting process will take 3-5 weeks when we are already 2 weeks into the 30 day contract, so now I am without an insurance provider.

I adapted that one over the next couple of years.When I got to Florida I used the one provide by the board of realtors.We now have an adaptation of many leases that has been changed to fit how we manage.

I would still say 17k total is high, if you want some other companies to call, DM me would be happy to provide some to shop the quote

I'd also recommend checking out Investor Lab – their events are worthwhile, though there is a fee.Besides REIAs, look into:Meetup.com: Many local real estate groups host events here.Landlord Associations: They provide excellent resources for both Portland and state-level, which could be helpful if you decide to self-manage your home in Salem.Best of luck on your real estate journey, and feel free to reach out if you need any advice!