Of course, nobody wants to be the test case, but I've never heard of IRS treating money from a loan as income, ever.I think you would be better off with a long closing date on the purchase and sell your exchange property fast so you can do a conventional 1031, receive conventional financing with one set of start up fees/costs, etc.

Flat fee brokerages have been around forever, as low as $295.

you may find it beneficial to avoid paying lender fees over and over again, on 3 properties though if you go with a lender that doesn't charge a ton of junk fees then you'd save doing it separately. 

For the most Service has been responsive, they're adding more functionality, though wish I could track maintenance/repair requests and service fees for rent, but the cash management is what's keeping me here for now.

And what is the usual fee range? 

One of my attorneys just sent me a bill reminder a couple of weeks ago for a fee I had already paid back in June/July, which never went through, and that I sent again in August. 

I recommend quoting your state law for right of entry, or something very close to it.I say we will inspect, but I don't give a timeline or frequency.

Also, they charge a 10% markup fee on repairs.

Like what Joshua said, purchase price, closing cost, and agent fees are capitalized.

I like it and the numbers look decent.Pro Forma is 7.21% and CoC ROI is 10.04%.However one of the tenants is late for rent ($1,000 in late fees this year), a smoker and their unit is hard to even be in.