Stress to them also that having utilities included means that they don't have to deal with managing those additional bills each month/less stress. 

If you're feeling stressed about the property, that's pretty normal...the good news is, although the first property is usually the most stressful, it gets a lot easier with repetition. 

It's not worth the stress to advertise before the property is yours and ready.

The last few months have been stressful due to a careless and inconsiderate property management and landlord.

All you’re doing is adding more risk and more stress to your plate.

But, when I do pull the trigger I will make bank and I won't be stressed out worrying about nickels and dimes. 

A great learning experience and an appropriate amount of stress on our new partnership proving that we made the right choice on who we went into business with.

I agree they appreciate more but when I do the math and factor in stress of managing or needing to to hire managing company. 

I prefer the first two routes before this one because the drama it causes can be stressful but usually elicits a response. 

While it may sound like hard-working people and high-income earners live a stressful life, those things are offset by gratification for their achievements and money is secondary to them.The above paragraph is to point out that it appears that you want to own real estate only for the money and it appears that you already have a mindset that you don't want to manage your properties and you don't enjoy all facets of the business and you think you can buy properties and have an expectation that you can eventually turn your business over to some strangers who have their own personal agendas and then you will allow those strangers to make decisions you should be on top of and allow them to manage your properties and have ultimate control of your fate.As for your saying that you can train and hire someone for less than the cost of a PM, I don't believe you can.