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RumpleElf, yes I can see the problem. I hope you have better experiences from here on. Cheers

"I'm not sure they're worth 20% of the rent though, given that they don't seem to actually *do* anything ... except let the tenants get really behind in rent etc." RumpleElf, I think if I was paying someone 20 % and they ..... in my mind were doing nothing, then I think I would not be happy...

May I point out, agents subscribe to a "bad tenants" data base. I would think that not having access to that, may increase your risk. Sure, an owner can effectively self manage, however, I think our services are a bit like insurance premiums. A pain at the time of paying them, but thankful you...