Continuous flooring concerns generally apply more to wood flooring, where matching is harder and more expensive.

A business bank account can be used to separate your business income and expenses from personal income.

. - PM provides a cash based accounting report every month, for every unit under management, that clearly labels all rent, all expenses, including management fees, and the net directly ties to the amount of money deposited into my bank account.- PM is a licensed handyman, or has them on staff, and takes care of most unit turn work at a reasonable rate. - PM has no breakup/termination fee- PM does not take project management fees, except on large or complicated CapEx projects exceeding $5,000. 

Take into account your mortgage, a property management company and other expenses and you are lucky if you net $300. 

Read Gary Keller's The Millionaire Real Estate Investor for a deep dive on expenses. 

Quote from @Alecia Loveless: @Jonathan Bombaci I think a good lawyer that has passed the bar to practice in two states is going to be more expensive than $200,000.

use 25% expense for your #3

That would be a great avenue to explore since you are in an expensive market.

Obviously you want to lower expenses while maximizing revenue. 

I do need a property that is not very expensive, which is why I have been looking into Clevland due to their low selling prices and high appreciation rates.