Items such as this that could be easily replaced by almost any LL at a very minimal cost, will turn into a $135 aggravation at best if you overlook it!

I would love to understand, as a first time REI - how to best identify a property that will have cash flow and positive cash on cash return (or even what kind of property)?  

The best deals, especially 3–5 unit properties, move fast... often before they hit the MLS.

What’s the best way to move forward

Hi all, thank you very much for the replies. 

Is it worth a reduction of an already very small probability of an IRS audit?

Very commonly the resident pays a portion of the rent so your rent increase will affect their budget and their lives. 

UCLA has a very competititive one.

I worked very hard for my money and I thought I was making sound investments with a trustworthy operator and it turns out to be the opposite, all the while being left in the dark until the last minute.

Verifying last 2 years of rental history very important!