Second, I pay for all utilities (Electric, Gas, Water, Yard Maintenance, Internet, etc.) and have it included in the rent price.

Someone comes in and uses lead roof materials, electrical conduits, a tank lining, soft solder, orparts from China all which have lead in remodeling after the certification...I know lead is dangerous for children.

Each market/location varies on construction materials and labor costs plus comparable available existing properties to buy.3.)

I have set up WIP accounts for WIP LABOR and WIP MATERIALS.

The company updates costs based on local material and labor rate costs.  

I have some telling me that I can do minor repairs on the property and use a credit card to purchase materials (HVAC Filters, caulk or even paint) and my IRA can pay the credit card directly (keeping it at arm's reach).I also see where this interpretation of services versus repairs could be considered a "Grey" area and I am just looking for something that turns it at least a little darker.

Any advise on materials?

Also it is so much easier today with the internet.

In Georgia my average materials cost on a new roof is $2,850.

But IMO, if you have to jump up double digits without a material change to the unit, you've screwed it up in the years prior.Staying on top of fair market rents is not easy for small landlords.