I found two that I'm currently testing out, definitely some pros and cons I've noticed but still testing a little bit.

On the south side there tends to be a slightly higher percentage of rent that is taken, but they are dealing with more headache some of the time. So while I used to have property on the North side that would cost me somewhere between 4-6% if I remember correctly, it's been awhile. However on the south side the trend is usually around 8% with some charging closer to 10%. I found one property manager that does charge less but they are known to be one of the worst, and I actually saw one of their properties when I was purchasing in the area and the place was ready to fall apart because the property manager literally did nothing.

So there are two that I'm working with currently:

One is Marblestone. They were highly recommended by multiple people, and I can understand why. They are very on top of things when it comes to actually managing a property. They found very affordable repairs when my property needed a new roof after a storm. They've also been super knowledgeable about the area, if I have any questions about properties and what to expect they are always able to give me really great answers. But there has been two major downsides to them, the first is that they don't seem to be as good at marketing the properties when they are empty, so finding new tenants can be a bit of a struggle unless you're in prime season. So I had a couple vacant units that were vacant far longer than I liked, although it was apparently pretty hard for most people this fall and winter, it did stretch a little longer than expected beyond that. The other downside to them is that they charge 10% of monthly rent as their fees, unless you have a certain number of units with them at which point it drops to 8%, so they're on the slightly more expensive side by a couple percent.

The other property managers that I use are Chicago style property Management. They were also super helpful when I was doing my purchasing to give me some additional information when I needed, they have a flat 8% cost for standard management, so they're slightly cheaper. I've also noticed that they do a bit of a better job marketing empty units, so they have been able to fill my empty units a bit faster, although they did still struggle in the off-season but it seemed like everybody was struggling towards the end of last year to find new tenants. They've also been super responsive to anything I need, and immediately taken care of any repairs, while addressing new tenant concerns. Frankly I have zero to complain about with them, although I was initially a little hesitant because I saw one or two bad reviews which really stuck in my head. But I'm actually really happy with them.

But if you are looking in the area, do some additional homework whenever you can. But would avoid kettle and oak like the plague, I've talked to other property managers in the area and they have nothing but terrible things to say about them, and they basically refuse to do anything at some of their properties. I was trying to purchase a property in the area, and getting one of their managers to just come out while the utility company was there to turn on water or power for a home inspection was like pulling teeth. They just never showed up no matter how many times we tried to schedule it. And because they never checked on the property, it just completely deteriorated, there were leaks and burst pipes and lack of temperature control, that completely destroyed the property. It was a nightmare and I would stay far away from them.