@Mike Sfera some property managers might do this and maybe give you general guidelines on what to expect for Class A, B and C areas, etc.

I have a great Mortgage Lender tailored to Investments I can recommend for you here in Houston if you want to PM me! 

You would need to rent out the property for at least two years to demonstrate it was held for investment purposes and comply with IRS guidelines.

Quote from @Eman Tai: @Sean O'Keefe could I get a copy of the log book that follows the IRS guidelines? 

A good real estate accountant can save you thousands of dollars by leveraging entity selection and formation, tax deductions, cost segregations, bonus depreciation and tax planning.I recommend finding an accountant who specializes in real estate taxation, business taxation, financial planning and tax planning.You may want to consider working with your accountant remotely to expand your options.I would also recommend looking for a accountant willing to work with you throughout the year.

We have seen maintenance costs skyrocket over the past 2-3 years and every case is different but here are some general guidelines for reputable (non-crackhead) investor level pricing in our area of operations:Furnace and A/C replacement with lineset for standard 3 bed 1 bath bungalow.

Any recommendations for property managers in the Sacramento area? 

Any good recommendations for the collection agency or any way to get the money back from the tenant or any way to report it to the credit bureau?

Also you can find lenders that are a lender (have their own guidelines and terms) who can also broker to make sure you're getting the best of both worlds. 

if so - I would recommend not partnering.