But I am also witnessing as well as organizing a newer more scalable model providing for a more cloud-based, remote, less-than-full service--model that is appealing for a large amount of investors and property owners who are interested in receiving many of the traditional services (rent collection, bookkeeping, leasing, noticing, maintenance coordination, answering phones, etc.) but who would be willing to pay about 1/2 the monthly fee in exchange for participating by physically being present to allow access, showings, servicing notices, etc.

I'm not sure I want to keep wasting my time providing beautiful housing and excellent service to tenants who don't give a sh*t, spending each and every weekend crawling around in attics and crawlspaces of rentals with no time to even do my own laundry, or testifying at city council meetings--literally getting personally insulted by council members in the process--after waiting 6 hours a pop just to do my civic duty.  

There is a safe harbor from the service of 2 years if other criteria are met as well. 

If this is still something you want to consider, get expert counseling. 

@Shanae Williams Glad you mentioned the deal here and got some great counsel. 

No matter how the numbers add up, 17% is a little steep unless the service is heads above the rest. 

Who do people use for investor friendly attorney services in the Sierra Vista/Tucson area that can draft  mortgage documents for me (Note, All inclusive Deed of Trust,Deed) for a wrap transaction I have?

I would do that deal if I lived there and wanted a brand new unit to put into service..

@Hadar Orkibi the current one is doing a decent job. i feel rents are way below market rates for now and i dint feel she would help me get a correct bump when the leases are due to renew.i feel like i should put a new PM in place (better rates, better services on paper at least). if this doesnt go well for the next few months.. il go back to the one currently in place.

Life is messy, home sales are not always happy life events, and my clients appreciate the valuable service I provide.