Property taxes are always an issue in Texas and is a  good part of the reason the median house price is lower then other states with similar economies that helps compensate a bit for that. and it is a landlord friendly state relative to other states. 

In that case, I agree with you that it seems unlikely that a property manager would give you much help or guidance if they know there is no pathway for compensation for them. 

There job is to preform the scope of work they are being compensated for.

I will be responsible for generating my own leads as a result my compensation will go up and I can control my own schedule, but this being the first I will be getting my own leads.

If the water bill is $100 a month, increase the price by 20% (or whatever you decide is fair) to compensate you for the time required to split and bill and to cover additional use when tenants squander the utility.

You may also need coverage for Workers Compensation depending on your state laws/regulations, who hires the workers, and if your GC and subs have coverage.Other coverage you may need include:- flood insurance- Contractors Equipment coverage (if you own or rent the equipt)- Business Auto coverageAnd others depending on the details of the project

You can keep a portion of it to compensate for having to re-market and losing up to two months (generally speaking based upon court cases) of rent.

Minimizing PITA (simplepassivecashflow.com/pita): No more managing tenants, vacancies, maintenance and the managing the manager (who is a $12-20 dollar employee who's conspensation structure us not aligned with your goals) By passing the control of the day to day operations to true experts who are literally partners (direct alignment of compensation and motivations), you can assure the investment is being optimized while you spend your time on what you want which is 1) making more money at your day job, 2) spending time with your family or 3) finding that one off deal that you want to do one your own while pairing with a Limited Partner strategy. 2.

Some deals listing broker will insist on not sharing commission to buyer side representation but you can certainly have one if you know someone who you trust - whether you compensate them or not.

Collection includes monies owed by tenants who have broken their lease, owe back or future rent or compensation for property damages not covered by a security deposit.