The fact that you think the tenant is a pain has nothing to do with how you maintain the property, you could be creating legal and maintenance problems for yourself by not taking action. 

When your interviewing companies I'd suggest to ask about maintenance, and even talk with leasing agent as well. 

Also, are you trying to avoid one with an ice maker--potential here for additional maintenance if any issues arise.I've had Whirlpool, Samsung, Frigidaire in properties without any issues.Make sure you're aware of what the manufacturer warranty covers things such as parts, labor, and compressor.  

We have some properties with clay lines and minor root intrusion that we just clean annually for $100 rather than replacing. 

I think Collin is being a little tongue in cheek with the Boone's Farm comment.I work with a local, large wine store, wait for their semi-annual sales when they compound discounts and buy 2 cases of each (white & red) for the largest discount.Basically I'm setting out wine that retails for $11-12-13 that I have paid $7-8 a bottle.  

Also a good opportunity to learn some DIY maintenance and make some contractor contacts,etc.  

Common fees will include a set-up fee, a leasing fee for each turnover or a lease renewal fee, marking up maintenance, retaining late fees, and more.

If an investor invested in every one of our 100 + deals since 2015 they’d have an annualized return of 12.4% .  

This would include making the listings, setting pricing, finding tenants, managing maintenance requests, and offering deal analysis to investors.

Now I agree the 4 will cash flow better than one will but I also look at it from risk of 4 properties will have higher maintenance costs and lower priced properties tend not to appreciate as well as a higher value assetI am also in it for long game and managing one is easier than 4