Always consult with a CPA. 

Do y'all have any advice relating to how to have more reliable estimates and how to find sub-markets in areas?

Hello Saulo, I have two STRs and the main things my cleaners do - Reliability - they live close to where I operate so that's always a plus Availability - I do constantly update the calendar so they know well in advance of turnoversPictures - they always send pictures after they're done in the event we have a discrepancy with a guest (it will happen)Additionals - if I ran out of something, they will get it an add it to the invoice. 

You can find reliable lease agreement templates through legal platforms like Rocket Lawyer or LawDepot.

Depreciation might be unfamiliar to some U.S. taxpayers, so consulting a tax professional is recommended

When consulting investors I have tried to solve for this as well in negotiating with builders to offer rates in the high 3%s.  

Legal Advice: Consulting with an attorney experienced in real estate law is highly recommended before entering into a land contract.

I think not hiring a PM might be based on the following:1) How far you live from all your properties.2) If you have a very reliable handyman nearby your properties who can be a "point person" to asses issues when necessary.3) If you don't mind doing the advertising, interviewing and showing your properties when you have potential tenants.I have had 10 rentals until recently and I did all the PM work for 12 years.

also, if anyone has any good connects for reliable contractors in the Tulsa, OK market id love to get connected for a fix and flip im working on!

@Alex P.Here's a few references to start that may help you to find the answer to your question: Treasury regulation §301.7701-(3)(b)(1)IRS Private Letter Rulings 9807013, 200732012 and 201216007If you need help finding these or interpreting them, as well as knowing how reliable they are for you to use for your own taxes, consult a tax professional.