He goes very good volume and is usually looking for motivated help on his team, he doesn't exactly speak investor but I have yet to find anyone with better customer service, problem solving, and the ability to close a deal by making everyone happy. 

Do something extra for them...for example, I add a few nightlight outlet covers and a cool custom light fixture in a common room. 

We have done almost all of the work ourselves thus far including:New kitchen and opening of floor plan on first floor (not completed- still needs trim and some custom cabinetry)New deck and sliding doorsRework of 2nd floor to add bigger closets, 2nd floor laundry and new larger bathroom (bathroom not completed)Total cost of renovations so far: $25kThe reason we only paid $154 is because the stairs to the 3rd floor are in the 2nd floor bathroom!

Holman's very credible, well laid-out argument (which was actually what temporarily bumped me out of the cynical camp to begin with!)

@Dave Vona you will have a hard time getting a GC or any subcontractors to agree to a penalty clause for remodels and custom homes.

I find info everyday making arguments from both sides.

Also a pretty crappy customer service move to a new tenant - making them move in to a dark, cold apartment.Not to hijack the thread, but I make the tenant switch the utilities into their own name before I hand over the keys, which I verify with the utility before possession is given. 

You may have to go to their office or customer service center in person and ask, and maybe bring a copy of the deed or mortgage, to show that you own the property.Assuming it's central air, go to the place and take a new filter with you. 

Shopping around is great but, really PM has slim margins and few companies will ever compete with their rates for the idea of winning over a customer especially if their time is better spent on other easier to manage properties.

Customers and service providers alike are utilizing tools that allow them to operate remotely, and this concept is far less stigmatized than it was 12 years ago in our last peak market.