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With all respect Jhai, it sounds like standard sales spiel you have heard bounced around the office rather than speaking from your own experiences as an "experienced" landlord or even a PM (ITBDM is not a PM). I wonder if you have worked in real estate any longer than half my leases. You have...

If I lived close by it definitely would be self managed, but it is not practical to find tenants and do inspections myself, or deal with any tenant problems which I have not witnessed myself. With good tenants and a level of trust it could be achieved, but trust develops over time and until that...

I am in the situation of not having any descent PM's in the area (they will claim differently ;) ) I am not with the worst I have had but confidence has fallen from fair to very low - does not seem to be repair/maintenance oriented or experienced in dealing with tradies, in other words NFI...