We use:A local leasing agent or boots-on-the-ground runner paid per task (showings, lockbox checks), not a month’s rent.Flat fees or hourly rates instead of commission.2.

It’s systems vs stress.For a first duplex, out of state, here’s how I’d think about it:When self-managing can workSelf-management is realistic if you have all of the following in place:A reliable local handyman who answers calls and bills promptlyA clear tenant screening framework (income, rental history, evictions, consistency)Management software for rent collection, maintenance tickets, and documentationA local leasing solution (lockboxes, self-showings, or a paid runner)Familiarity with Ohio landlord-tenant laws and leasesIf any one of those is weak, self-managing becomes reactive very fast.The biggest mistake new owners makePeople underestimate leasing and screening, not maintenance.Bad tenants cost far more than 10% management fees ever will.If you self-manage, you must:Control screening criteria yourselfNever bend standards to “fill the unit”Treat leasing like a system, not a favorSoftware that’s “enough” for small portfoliosFor 1–5 units:TenantCloudAvailBuildium (solid but heavier than you need at first)You don’t need enterprise tools.

Keep it no lower than 1.2 DSCR, find 2 markets you view as potential runners for a variety of reasons. 

If you plan on building a portfolio, having someone in your corner who thinks like an investor (not just a contract runner) usually pays for itself in better negotiations, stronger due diligence, and fewer surprises.What’s your plan long-term — build 2–3 rentals over time, or stack properties more aggressively?

@Don Konipol - this post is by far the front runner for response of the year. 

There are can runner services in major cities and nearby.

Have MRVL, a s&p correlated, too that's got some size on that needs to get trimmed.Ethereum is the runner here and energy needs to get on the radar but likely a little ways away.

Roughly $50 per bedroom, however I add the pay for Inspectors/Runners on top of that so the guest paid fee is a bit higher. 

Keep your bill-paying job for stability and build paid reps inside real estate: target three roles you can do part time now 1) assistant to an investor-friendly agent pulling comps, writing summaries, and hosting showings; 2) acquisitions runner for a small multifamily buyer doing photos, repair bids, and rent surveys; 3) leasing or maintenance coordinator for a local property manager to learn operations.

I know a few investors who self manage from out of state by using local contractors for maintenance and hiring a runner or part time assistant to handle things like lockouts or inspections.What made you lean toward student rentals versus traditional single family tenants?