You seem like a seasoned investor, but many folks hold the properties all in their own name and while you can do an LLC transfer, being able to "wipe" your portfolio and start a new as a smarter investor then when you started is really nice if you can do it in a tax efficient way 

This rental income flows to you as personal income, and the LLC can deduct the rent expense, which can help with tax efficiency.

So pricing projects out and creating efficient scopes of work should not be an issue.

Inflation, cost of utilities (water/sewer), maintenance, and market rental rates.

This was after the foundation was given the OK by 2 separate inspectors and occurred due to lack of support under the house, soft soil in Florida, and lack of gutters to disperse rain water from the foundation.

If you've used a sprayer before, it's so much more efficient.

Where is the water flowing when it rains?

He installs our water heaters for $260 + the tank.

Roof is approx 15 yo. 4 water heaters been replaced in past 5 years. current brings in $5200 month.

Ask yourself what makes your property worth $2100 (incl water) when rents in the area range from $1500-1800 (assuming that doesn't include water)?