All three companies stated it is impossible to cause this type of damage simply with routine mowing. 

But, any legit business is used to routinely filling out W-9’s and it is no issue.

I routinely work with numerous organizations that have a 1000 or more corporate vehicles including LLCs where sequestration of liability makes perfect sense given the relative active business risks which are enormous and the relative costs of establishing and maintaining the structure are negligible.So again I say show me a small real estate operator that has been saved by an expensive and cumbersome legal entity structure that couldn't have been done it at least as effectively and much more efficiently through fundamental risk mitigation practices which disciplines one to act responsibly from the outset.In other words, running what are essentially passive real estate activities by retaining competent and professional management and a modest amount of insurance coverage (which should effectively limit risk sourced to the RE activity), and if you need additional coverage (for risk sourced outside the RE) get some ultra affordable umbrella coverage.Now I realize you won't be able to able to strut down the street pretending you are a player because you have an LLC, but it seems to be a very very small price to pay for not being played for a fool wearing the LLC trappings of a clown.

If you don't hit this threshhold, deductions allocated/apportioned to that unit would only be allowed to the extent of rental income.Painting and that type of work is typically (emphasis on typically, the tangible property regs are a good read) considered routine maintenance and is deductible.

This statement demonstrates a profound ignorance of the real estate sales process and the issues that Realtors routinely have to overcome. 

Additionally many property managers self perform routine maintenance and repairs and see further incentive to do the work.  

Set up a plan with filters and routine check ups on the unit. 4) The right vendor might cost more...

Extensively rehabbing properties adds another layer of complexity to investing that new investors seem to routinely blow off as just a minor annoyance.

Fix any mistakes, errors, ommisions, and raise that score. 2) Like many others said, identify and implement money saving tips to your daily life and routine and hopefully build some savings to use as either a down payment or reserves etc.3) Leverage your pro membership to run at least 5 property analysis a day, at the BARE minimum!

My summers off from teaching were spent with my sons painting and performing routine maintenance on our rental units.