If you end up canning this PM and decide to take another stab at finding a good one, see if you can find one who has been in the business a long time and is also a successful broker or has some other revenue stream that way they won’t need to bleed you dry with additional fees in order to stay solvent.

You might find that's a wash if the relevant loan amount for the area is in the $150k to $300k neighborhood.

Also, when I have time power washing the porch and buying a new welcome doormat for open houses. 

I see one, cold water line run from point A to point B, which appears to be near the washing machine.

Water is still on at the house so they must be using the sink to wash dishes. 

At one of our sfh properties, with a newer re-modeled kitchen, the tenants had put in an a large above sink dish drainer that went all the way up to almost touching the top and sides of the cabinets, and as they would hand wash dishes and put them up in this rack, water was getting all over the sides of the cabinets.

At 10% ($72), it would take 7 years to bring rents to market (this is simple math that doesn't compound rent increases but also assumes no increase in market rent over that same time, so it's probably close to a wash).  7 years is unrealistic and makes no business sense.  

It seems so easy to just say your managers are independent contractors until you get sued and you never know when a manager will get seriously injured by tripping and spraining an ankle, or breaking a hip, or falling off a ladder, or slipping down stairs when washing them, or they just decide they want to get an attorney to get rich and retire.My mother owned a HVAC business and she always told me that when ever your best friend is seriously injured bedridden and he needs the money to support himself and his family, he will turn against you and hire an attorney to sue you, PERSONALLY, to pay his bills and all you can imagine when that happens is this person will own all your real estate because the costs for medical and to take care of his family could be in the millions of dollars.  

And you may have to treat the smoke smell, paint and find a new tenant.Edit: winter is a bit slower to rent, but there is also almost no inventory around, which makes it kind of a wash.

Then they just go and talk to others like a mina bird repeating the junk this guy posted.If your licensed in GA Carl you should put your license number at the bottom of your signature.AS for not buying deals from MLS or realtors this is just total hog Wash I personally buy well over 100 homes a year and probably closer to 200.. and the vast majority are bought1. through the real estate community.2.