Often times PMs can be a black box and owners might not know what's going on unless the PM is incredibly good at communication.Price obviously is a factor and most PM companies don't post their prices online, so you'll have to call to get a lot of those.

I'm starting to think about shopping around for a new Property Manager and was wondering if I could potentially black ball myself within the Property Management world or if it is even worth the hassle to change PM's as how much value added do they really provide when the property is vacant to begin with?

I would highly recommend joining a Real Estate Investment (REI) like RIREIG here in RI or The Black Diamond group in Worcester, MA.  

I've come crawling out of the black holes.

I would also suggest you check out the Black Diamond event in Waltham/Worcester (it switches locations every month I believe).Keep reading and reaching out.  

Once a property is under contract and then falls out, it leaves a little black cloud over it for the next buyer.

I would recommend keeping active on BP and attending an AREIA and Black Diamond event.

It is something I would like to get a lawyers thoughts on as nobody ever seems to be able to give a straight black and white answer.  

@Eric Black and @Mark C.

I can see it now, "Defendant, why did you think outside of the box for this white Anglo Saxon protestant male borrower but, didn't think outside the box for your black African widowed female borrower"?