The online rent collection has saved me a ton of time and effort.”

We offer to add their commission on top (rarely happens), pay a portion of the margin we're making, and/or not market to the buyer in an effort to get the resale listing.  

That way tenants know I have pictures, without them being the effort of courtroom quality.

Ultimately your goal is (should be) maximum tenancy @ maximum rate @ minimal effort.

Global Insurance is close by and has always given me great service and great prices. 

(There is a recent surge in hands-on management companies and conscientious landlords who actually want nice properties entering the market.)Why it's different this time is only partially attributable to neighborhood improvement efforts.  

Everything works, you just need to put in the time and effort to get it done.

I have worked hard to set up systems and team members to allow me to manage my properties with little effort and it has worked out great.  

For me, the point @Scott Trench made was so simple, yet easily overlooked on my efforts. 

If you have a group of guys that are really motivated and willing to sit down and hammer out a structure that makes sense -- and each contribute some fair combination of money / effort -- I'd be interested to see how that plays out for you.