I hope you or someone is at least keeping an eye on your properties for break ins, squatters, roof leaks, temperature control, frozen pipes (if in cold climate), if you have a basement and sump pump goes out leading to water damage etc.I just talked to two investors in California that have let their properties sit vacant (no mortgages so paying property taxes and insurance).

Perhaps my current firm at $6,000 is a little more suited for people with a bigger portfolio.We have 4 rentals. 

I use this for tax and insurance which all properties have)Expenses (general business like admin/legal and by unit for repairs, trash, utilities...)EBITDA (earnings before interest/taxes/depreciation/amortization.

Property Taxes 11,000 yrly, insurance 4930 yrly.It falls short of the 1% and 20% rule.

Keep in mind that your mortgage terms and insurance premiums will probably be less favorable in an LLC.

We are actively submitting LOI’s and interviewing PM’s, inspectors, and insurance agents.

 - a study on rent cost compared to ownership cost shows that virtually every large city market it is initially cheaper to rent than own (I believe is was cheaper to went in 97 of the largest 100 markets)Miami and Florida have extra concerns:- insurance difficulties have resulted in large increase in insurance costs.  

Just remember, you can't close on the replacement property before selling your current one.Qualified Intermediary RecommendationsFor intermediaries, I'd recommend starting with some highly-rated national firms.

I put property taxes 6k/year on each(Even though that's way higher then what it actually is, but the county tax estimate says its around that much for each) and for insurance, I just put 1,100/year on each.If there's more info needed let me know.

Make sure you have the right property insurance while the property is being worked on and an investor friendly lender or local credit union can help you refinance or get a HELOC.To Your Success!