Unless you're filing the tax returns yourself (not possible to e-file a partnership return if not a preparer), then the cost is usually a large barrier for a lot of people as they're starting out.

It is not easy to find good PM's but when you do they are worht their weight in gold and when you have a bad one you just want to sell the property instead of firing them.

However, currently here in CA, PG&E is getting extremely expensive, that is why do not include electric/gas in their rent.  

To keep the home loan people from getting confused, you will want to NOT report the rental income/expenses on your personal tax returns Schedule E, instead have the LLC do an S-Corp election, and report the income/expenses there (after confirming the truthiness of all this with your tax professional, of course).

A few important things I would be looking for:1) the experience and credentials of the broker who supervises the company as well as the lead property manager2) the services they offer and how they line up with your needs and expectations3) the use of technology to make their job and yours easier 4) if they have a landlord-tenant attorney on retainer to help guide them on legal issues (not to mention the creation of lease agreement, landlord forms and notices, etc.)5) their process and policy for a) listing, b) application, c) tenant selection, d) routine inspections, e) maintenance services, f) property and tenancy update reports to you, g) lease enforcement policy, and f) move-out process.6) property owner reviews (you can't always rely on Google reviews, because they may not reflect actual quality of the company, but still) 7) beneficial programs for both owner and tenant 8) a property management agreement that would indicate they know what they're doing and have the experience to know what matters in a PMA.

asking price $2 000 000 seller financing has been offered here is the I/E sheet

Preferably contact them by e-mail as we are not allow to self promote.

An IRA account is established with a specialty self-directed custodian (think E*trade with different processing paperwork to get beyond stocks) and then that IRA is invested into a specially created LLC.  

As a PM, you know there's other things which are involved with running a business (insurance, E & O, supplies, rent, utilities, taxes, gov't fees, etc.)

Tell the tenant that his opinion carries zero weight, so he must submit proof from an ACCEPTABLE expert to support his alleged foundation issue.Until then, he will be held liable for the terms of his lease, to the fullest extent of the law.