Get your criteria on paper before you do another showing,  put it in the hands of everybody who views  (along with lead disclosure,  WA landlord tenant law,  fair housing poster,  and everything else I cannot remember you are required to give people who are viewing)  and send copies post-haste to anybody you already showed who is still interested.   4)  I don't think it is illegal to change your price after advertising  (clearly it is OK to reduce your price, if nobody is biting)  but if you have already taken applications it would be kinda sleazy to change the price on them,  and if you do, make darn sure you communicate  the same exact price change for EVERYONE who has already viewed or you could be hit with discrimination claims.  

I'm fairly confident based on this sample that I'm not overpaying on PM, and I'm probably paying below market tbh (keep in mind I'm counting leasing/renewal fees in addition to the monthly percentage in the number I quoted you.

I want to be fair to my tenant but I also don't want to get a repair that doesn't fully fix the hole.

Also just a caution that if one partner is putting in sweat equity/services for his interest, the accounting for it gets fairly complex.

Stay tuned, listen, and communicate. 

And this notion of managing the manager is overblown, particularly as you scale.  3rd party PMs may accommodate things like communication requests but they are largely not going to change how they manage vacancy and maintenance (the two largest costs of 3rd party PM) on an investors' handful of units differently than the other hundred of properties in their portfolio. 

But since this can happen it's fair for a landlord to be able to evict even if there is a one year lease. 

Good morning guys , I’m a licensed real estate agent here in New York , and I’m fairly new .

What is a good and fair way to share the load?

So mostly you're just looking at painting and cleaning.One more caution and one encouragement.Caution - if we get a recession this is exactly the type of property that will have trouble because the tenants can't pay their rent.Encouragement - it is fairly impossible to replace lower end apartments in small towns theses days.