Don't get creative and claim family food and vacation expenses as deductions, but legitimate items that help you run your business (ie cell carrier, internet, etc). 

@sharleenRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

The list is kinda long - about 15 items with most being handyman work (install blinds, add hanger rack to closet, add rubber footers to atic ladder, etc).

Many of those items are unilateral (favoring the manager), and are not good business practices, imho.Remember, any/all of those items on your list may be negotiated. 

Also, if anyone has a purchase & sales agreement I could reference.

-Hanging my license as a referral agent: But then I can not write my own offers, only refer.

I would of course try to limit the number of times you are requesting access by grouping multiple showings in a window of time and vetting applicants as much as you reasonably can ahead of time.One other item which may be affecting your vacancy - If possible, I try to have all of my long term leases end in the late spring or Summer.

HeleneI'm not sure, but I can refer to some people who might know.

You get to claim whatever is the larger amount - a "standard deduction" of $29,200 for a couple - or a sum of all allowed "itemized deductions." 

Essentially, underwrite your deal with conservative assumptions, add 6+ months vacancy and one large capex item.