Remember, the magmt , advertising etc is the same-whether 50 units or 500.

If dogs are loose inside the unit and you are uncomfortable going in management will have to take that up with the renter And you will probably need to come back the next day to vet that unit.

I currently have 30k total saved for a rainy day, and I project to be able to save 3k/month if properties are vacant.

They are generally not home much and leave my property in the same condition as when they arrived.

Paul, I would say it probably cost the same, (I don't know what the current fee could be) It's better to ask yourself , "what is the value of knowledge" of course you can learn what you need on your own, ( how much will that cost?)

There is a seller that needs to sell his rental property quickly (within ~45 days) as part of a divorce agreement.

They are doing it because the lender is requiring them to, so might as well spin it into conservatism and positive messaging.But at the end of the day, the bigger tell to me, as I am learning the hard way, is fees.  

In Delaware a lease automatically rolls to a month to month lease if no renewal is signed and 60 day notice is required to vacate (or to give notice to move)  If you prefer to have it vacant in the summer then give her notice to move and not leave it to chance. 

My concern is on the eviction side, say if I rent all the 5 rooms fully furnished to my tenants and god forbid if one or two decide on not paying rents can I after giving them a 3 days notice simply have their stuff kept on the "curb"?

To avoid going through the same poor experience, keep reading.Even if someone gives you a referral here, do NOT make the mistake of assuming that the PMC will meet your expectations, just because they met the expectations of the referral source.In our experience, the #1 mistake owners make when selecting a Property Management Company (PMC) is ASSUMING instead of CONFIRMING.It's often a case of not doing enough research, as they don't know what they don't know!