If your agent’s estimate of $280k is accurate, this could be a good time to sell.

They are really the only ones that can give you an accurate answer to your specific situation.

Is my accountant accurate in stating I cannot deduct the expenses related to the property if it's not listed in an LLC?

Feel free to DM me if you'd like more insights on all this (we don't do biz in Alabama so got nothing to lose).Here's some other "copy & paste" advice on how to search for a better PMC:----------------------------------------------------------------------------------------------Recommend 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.

On the repairs - I re-read your original post, and you did seem to mention that you have a property manager - is that accurate? 

@Jared FisherRecommend 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.

Do they suggest how to enter the transaction accurately or enter an adjusting Journal Entry.

It won't be 100% accurate, but it will be close enough.

It's important to have a good understanding of the different areas of Cincinnati and Dayton, so you can assure that you're pulling accurate comps.

Here is the rental analysis data on how we came to $1,610 per unit and, when manually comp we find that's dang accurate for 4br.