You should never pick your 1031 Exchange Qualified Intermediary based solely on their 1031 Exchange fees, costs and charges or the size of the institution.

(condos are cheaper, but not always ideal and the condo fees take a lot of the rent that could go to your mortgage). 

I came across a 2-flat with a basement that has been converted into garden unit with 3 bedrooms and kitchen and bath.

You will get away from income taxes and annual registration fees by going to the townships, but your property taxes skyrocket which may offset some of the rent increases.

That is a cheap pet fee and good cancellation. 

Please let me know who you have worked with and why you like them (How many properties do they manage for you, how long have you worked with them, what you like about them etc.)When the unit is vacant, do they cover the cost for professional photography to rent it out again, or is that an additional fee? 

This is what is pushing up rental demand for small MF properties that having lower rents, fees, or total move in costs compared to other larger commercial apartment complexes.

Im not quite sure what you mean by, "utilize this monetary benefit to refi as it comes at a mere .5%" You mean the VA Funding fee is .5% on IRRRLs?

Do the Airbnb discounting, price a little under market, make sure your cleaning fees are at or below average, looser cancellation policies will all help.

I’m considering having a lawyer send them a certified letter, though I know that will still come with a significant fee, which is still preferable to full service.