Here is my replied to PM:I would like to formally respond regarding the overpayment issue and outline a clear path to resolution.Based on widely accepted industry standards and professional property management practices (including feedback from experienced property owners and managers), this situation is understood to be a management error, not a vendor recovery issue.

I was trying to use Baselane but they only allow tenants to pay their exact rent due, not more or less, which is not practical because sometimes my tenants are short by $100 but I would rather collect something than nothing.

that not mentioning in the contract/anywhere else, at all, that they charge something for coordinating vendors - while, in fact, take ANY undisclosed compensation (and, incidentally, do not provide invoices as a matter of policy) - is compliant with TREC.It gets better: I recently had a local RE attorney, who allegedly deals with many major local PMs, claim to me that, even if there is no prior disclosure by the PM that the PM charges anything for dealing with vendors, as long as the PM tells the principal the total cost, and the principal agrees to it - before the vendor does the job - this is compliant with “annotated” (the lawyer’s stipulation) 62-12-312(b)(17).If you missed it: A local TN- and MS-licensed RE lawyer claims that no disclosure of the PM taking any cut is necessary - as long as the principal is told the job’s total ahead of time, and agrees.I have no idea where this lawyer happened to find any annotation like that for 62-12-312 - I did not, at least not in Westlaw at my law library.And this “industry standard” (attorney’s words) appears to be in serious conflict with the actual law, as far as my non-lawyer reading of it goes:“(b) The commission shall have the power to refuse a license for cause or to suspend or revoke a license where it has been obtained by false representation or by fraudulent act or conduct, or where a licensee, in performing or attempting to perform any of the acts mentioned herein, is found guilty of:(17) Paying or accepting, giving or charging any undisclosed commission, rebate, compensation or profit or expenditures for a principal or in violation of this chapter;…”Literally right there: “… accepting or charging any UNDISCLOSED commission, rebate, compensation or profit or expenditures for a principal.”But it may not end there:If you add to the above circumstances that the principal began to suspect this (undisclosed) practice and asked the PM whether it engages in up-charging/marking up vendor invoices - and the PM denied it - and they continued to do business as before after that denial… until the principal obtained evidence, which only then forced the PM to admit the practice, somewhere in there a “mere” TREC violation seemingly becomes: “An intentional deception or misrepresentation made by a person with the knowledge that the deception could result in some unauthorized benefit to himself or some other person…” Commonly known as fraud, a crime.But I am not a lawyer.

We are relocating to the Tri Cities, WA in the spring/summer.

In practice, a manager can handle day-to-day execution (guest messaging, cleaners, routine issues), but the owner needs to perform and document meaningful owner-level work—pricing and policy decisions, vendor selection/oversight, approving repairs and invoices, listing strategy, bookkeeping/financial reviews, and compliance tasks—because if the manager logs more hours than you, the “100+ hours and more than anyone else” test becomes difficult.

I'm also a self managing property owner of approximately 30 units for over the last 6 years, what you said checks with my experience and practices. 

Being in this business for over a decade having used professional property manager in multiple states we have since adopted the best practices and now self-manage our entire portfolio.

We also incorporate AI to advise best practices for PriceLabs settings for each of our properties based on market and past performance of the same listing so we can identify weak spots in pricing and minimum stays.Oh, I agree absolutely!

You will learn as you practice with experienced mentors as your guide.To Your Success!

From a practical standpoint the typical asset size means most opportunities are reserved for syndications, REITS, etc. who are capitalized for the investment size and possess the sophistication to manage the operation side of the business whether through direct management or 3rd party participation.