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QBO even has a function where you are able to automatically categorize certain recurring payments so your bookkeeper has even less to do. 

The 3 activities that you listed might all count, depending on the circumstances, but none is automatic, with selling the property being the safest of the 3.

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When you shift in and out of properties you pay fees for commissions, loan origination, transfer taxes, etc. which will silently eat into your gains.

and its floated up to upper 7s, 8 range which is consistent with what I have been seeing as well.I could see the leverage shift happen because of both the rate change and probably the active rent.

I am currently experiencing a similar challenge to yours and have been developing software designed to assist real estate professionals like ourselves in lead organization and scheduling of showings automatically.

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If you're willing to bend your timeline a little to give yourself the best shot at qualifying for 1031 exchanges and being super tax efficient with your properties, you could try doing the following: - Hold each successive property for at least 12 months before selling - make sure that you acquire property in one tax year and then don't sell that same property until the following tax yearI want to stress that you do not automatically lose out on 1031 treatment by not taking these steps, and similarly you don't automatically qualify for 1031 treatment by simply taking these steps.