I am happy that I did the "extras" because I get to enjoy them now but the ROI is not there.

I have not set up a trust--mostly because it seems like a lot of extra work and expense but mostly, I don't know the benefit of the trust in ownership of an LLC.

Its looking like we will be doing it in Virginia to make things easier, more straightforward and to avoid the extra taxes.

My title company handles my 1031's for me with no extra charge outside of the closing fees. 

Put that extra 60k into real estate.

We used to charge an extra refundable pet deposit added to normal deposit for a pet, but once the ESA online thing got so ridiculous, we just raised our security deposit requirement across the board so we're more protected even if someone has an ESA or tries to get an ESA once they move in.

Its better to have your unit vacant for an extra month or so than to deal with a problematic tenant who will give you headaches for 6+ months.- Consider 2-4 family properties.

I doubt you can get more than $500 - $1,000 extra with a fully furnished home on a long-term lease.

BUT you will have that extra $100k plus from  selling to an owner occupant, plus not be responsible for repairs. 

The reality is the opposite - if it's not in writing then the PMC doesn't have to provide the service or can charge extra for it!