Now, the headline of % of rents, vs the huge number of ticky tack fees doesn't really matter in the end if the PM is good and runs a tight ship, keeping my property well maintained and occupied.

Any insights and recommendations will be highly appreciated.

The rate will be high though. 

.- Continual market analysis to keep your prices neither too high or too low- For software, you'll need a PMS, some system for tracking operations tasks (we use Breezeway), communications tools for internal and external (we use Slack and OpenPhone, respectively)- The decision to self manage or outsource is a very personal one.

I also am a Realtor and can save us expenses on that end. 

. ;)Overall, for a beginner with money I highly recommend it as a One-Stop shop.  

If you haven't done any flips in the area, HML rates will be high for you to start with no verifiable track record locally.

Low or no money down can be high-risk and should only be attempted when you have a proven track record and really know what you are doing.

In a high interest rate environment, it's just the reality unfortunately.

Just curious on which you ended up going with and why?