Make sure they at least deliver all of the things your current management company does (in terms of tenant screening, tenant moving out, responsiveness, maintenance, etc).If you like your current management, you can try to negotiate some terms with her (perhaps offer to take pictures yourself, or do the listing yourself, etc).Hope that helps!

6years as a W2 truck driver then last year was self employed for higher income where I gross 78k last year. but I purchase truck and did the whole deductible which put me 25k AGI when doing my tax return. 10 percent in las vegas is a lot because the homes keep going up every couple months.

This will likely drive rents up as well, because it will reduce the number of renters who can afford to buy. 

no em delivered as per offer,  no valid contract.

It's a big deal for a pet-friendly home.So I am happy to continue paying a fair wage for my cleaners and deliver 5-star cleanliness - vacuum, dust, wash and lint-roll EVERYTHING.

Also, driving records, young drivers, past claims, etc. can cause increases in the Umbrella rates.  

See what your lease about the landlords failure to comply with the terms.If window treatments are not specifically mentioned, then see if your lease has wording to indicate that you are accepting the apartment in the condition in which is was delivered (mine does).

I also had a constable deliver the notice to quit so it’s a 3rd party which was not costly. 

They know they are worth it and deliver.  

The problem is I don't know what state is best for investors I hear Ohio being frequented, however.I recommend the major cities in Ohio:-Columbus, great for appreciation, pp is a bit higher around $220k for multifamily-Cincinnati, has a mix of cash flow and appreciation, average multifamily around $180k-Cleveland, has alot of cashflow potential, average multifam around $140kThere are other smaller markets like Dayton, Akron, and Toledo, however there is not alot of economic drivers to those areas.Looking for cashflow?