My concerns with selecting a servicer are the following: customer service, access to funds, access to education materials so I can learn how to stay away from prohibited transactions.

Sounds good, will send you some feedback on a couple reverse 1031 exchange providers that our customers work with. 

As a full service design-build firm, we are capable of so much more (full custom new builds and large scale renovations and additions). 

Everybody I have called said no except for one company that only does portfolios with established customers

If not we replace and charge the customer for time and materials.  

But keep in mind they sell title insurance so they might only encourage that you buy a policy. 

Here's the meat:Sellers and buyers are encouraged to openly discuss and negotiate commission.

This applies in most areas of life, but if someone is simply agreeing with you, dropping PM fees down a percentage or offering discounts up front and sounds a bit desperate, they could be experiencing high turnover and poor customer retention.

Me not being an accounting guru....depreciation was a bit tricky to set up, however they have a few guides, customer support may walk you through it and searching via google will help you put the correct entries.  

No cleaning crew is perfect, and there will be guests that move dressers to find a spec of dust and complain, thats part of the customer service business we're in.