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Doesn't sound like your PM friend is able to look after you quite as well as you had hoped. If that agency is the one you want, I would opt for the 8.25% management fee (if it's an option) and forego the 3 months free. Check that they don't have too many other fees to go with that too. The...

I agree strongly with luckyone. Put your concerns in writing to the owner, email or letter. Have a new PM lined up to take over. The new PM will take care of the transfer, and if they are good will clean up the mess left by the first PM. Any one of your complaints should be enough to...