I’ve dealt with two PM’s, both of whom owned their companies and maintained their own staff of housecleaners.
One PM managed about 20 similar units in the same building and ran them in a rental pool so as to spread the 'wealth" amongst the owners. Crappy system. If I recall, the management fee was between 10%-15% back then and supplies were extra. Every month for a year there was a charge for replacing whole sets of towels which guests supposedly ruined or walked off with. All I know is, the monthly management fee turned out to be closer to 30%-35% and left us with a piddly net off the investment, so we got rid of it.
The second PM was inherited with the purchase of my current rental. The owners were out-of-state and had no part in the management. I could see the similarities in dealing with a property manager again and decided to learn how to self-manage. Four months later, I took over and in the first month almost doubled what went into my pocket!
That PM handled about 80 units in the building and really had a slick operation going. The contract said the percentage was 20% of the rental income or $xxx, whichever was greater. In reality, he was getting closer to 40% per month with all the add-ons of linen service, housekeeping, accounting, etc.
He was also juggling rental assignments between the units, sharing my supplies with other units, giving unauthorized discounts for weekly/monthly stays, putting more bodies in my condo than I allowed, not maintaining the care, etc.
The condo had been totally renovated three months earlier and the custom-painted walls were marked up with black luggage scrapes, the sofa smelled of urine from babies and toddlers, and other damage. He also had separate contracts with the guests and charged fees for lock-out, early check-in/late checkout, special cleaning and for damage, smoking infractions, etc. None of those fees were shared with the owner! I figured I was in the wrong business.
My “property manager” is my housecleaner of over 6 yrs. She receives a per reservation prepping fee (paid by the guest), and I pay her for purchasing and maintaining the supplies, doing repairs or arranging for it with outside techs, and basically being on-call for guests. Works beautifully.