Our standard email with the bid states, please contact us to discuss & redline to your budget.The only thing we will require are health & safety repairs, to avoid a lawsuit.

Most municipalities require a contact and not the manager in the wording.

My current solution of using Baselane is by far the most cost effective and easiest, but it still requires that I spend time bookkeeping.

If the water bill is $100 a month, increase the price by 20% (or whatever you decide is fair) to compensate you for the time required to split and bill and to cover additional use when tenants squander the utility.

I am also looking for tax optimization as the business will require cash reserves and is a high risk business from a liability perspective.

There may be requirements to cover the trash service depending on the town.My first commercial loan was 30% down, 20 year term (adjusting after the first 5 years). 

It can strengthen your relationship with your property manager and demonstrate that you value their contributions to your business.It helps ensure compliance with lease agreements.Many lease agreements require landlords to name their property managers as additional insured parties on their insurance policies.

If you allow pets, your lease should require proof of licensing, regardless of breed.If the owner lets them run, with ensuing "incidents," I guarantee that violates city statutes.I (personally) would advise getting rid of the tenant.

However, you can likely sell all the properties in the required timeline to do the 1031k, although that will take some effort/cooperation between multiple buyers/brokers, considering the separate markets.  

Quote from @Kmsuea Abdei: This used to be a state requirement, some states required it, and some brokerages required it.