I'm not factoring in a percent for vacancy, repairs or capital expenses.

Run a good business, keep you properties in good repair, have good paperwork.

I am in the Atlanta area, let me know if I can be of assistance. 

Without substantial renovation or repair / forced equity, I doubt that since almost 12 months ago you have enough to do a DSCR cash out refi.

-I inform the Water district that our repairs are done. 

Tell them to get out in seven days, use the deposit for unpaid rent, cleaning, and repairs.

Random things like this.I can only imagine if they did allow you to add all the bedrooms, they would make you also add fire sprinkler system and a commercial fire alarm system like residential assisted living. 

Certain expenses are all lumped together for the sake of the P&L like insurance and taxes and others like repairs and maintenance can be viewed collectively or by individual property.

If you are looking to work with a STR focused realtor that probably has the most STR sales in the area, is an STR investor himself, has a STR property management company and assists with staging if needed, and can give you a true pulse on the market, I recommend reaching out to @Josh Green.

I saw last week that you can get trained on the JOB to repair Elevators and start at $150,000 a year.