They only look at their back of the napkin calculations of what they pay a PMC, assuming it's 100% profit, because they NEVER consider what expenses a PMC has.Since you like to crunch numbers, why don't you calculate how much it would cost for YOU to hire people to do the following:Inspect a property to make sure it's ready to marketTake marketing picsPublish and refresh for rent adsTake all the phone calls from adsSchedule showingsChase applications, process & screenGet deposits and sign leasesCollect rents, chase delinquencies & evictionsHandle maintenance requests, which are never handled fast enough for tenants, or cheap enough for ownersChase tenants for lease renewalsCoordinate MoveOuts, damage charges against security depositsGet RentReady bids to owner's satisfactionFollow up with maintenance to make sure done on time and done rightStart the cycle all over againProvide accounting services for all of the above, including owner reports and payments, annual 1099's, etc.Don't forget to factor in payroll taxes, employee benefits, company office space cost, company insurance, equipment, phones, etc.Once you do all that, you'll quickly find that PMC's are NOT making more than owners.FYI - this is why investors should always factor in 10% PMC Fees, 10% Vacancy and 10% Maintenance when running numbers on a potential rental purchase.

I hate deep cleaning and have never even remotely done it as a profession, but I do a substantially better job than any company I've ever hired. 

There are others also.From there, you can hire contractors to do the fix-up work.Look over this website for how to find GOOD contractors that will do a workman like job (quality of work), and actually finish the work without just taking your money and running for the hills.Good Luck! 

I think I should continue growing my SFH portfolio and hire property management as I am getting tied on time to manage them.

Also talk to the home owner as they are also responsible since they hired the contractor. 

If you delivered a clean / clear unit and the tenant has had a hand in creating a pest issue by living sloppily, leaving food out, etc. they should remediate the problem or you can leave a few traps, poison, close holes, etc. as a courtesy.If the problem is very severe, hire a professional and bill back to your tenant if they are unwilling to cooperate. 

If there are any lawyers here that are also investors in RE, I would be interested in learning from you and subsequently work with you/hire you when we eventually move forward with this.

I’ve hired a tax abatement specialist here in New Hampshire to fight mine for me before.

Hello, I’m thinking about hiring my contractor as a full time employee.

Or sometimes I offer the good ones $100 to do it themselves before I hire someone to come do it.