In 1997 Dutch economist Piet Eichholtz build a price index of houses on the Herengracht with a constant quality from 1628 until 1973.

I think a 1031 exchange wouldn't be a bad idea if you're not making much on the property, and are worried about big repairs coming up in the near future. 

So sticks to path of progress, real top shelf A quality properties.

I was wondering what's everyone's process when maintenance or repairs needs to be performed in the rental property.

Additionally I spent $35,000 on property taxes, $17,000 on insurance, $35,000 maintenance and repairs.  

You’ll need a decent printer, quality paper, envelopes, and time to process everything, plus the patience for repetitive tasks.Outsourcing, while more expensive, saves a ton of time and ensures a professional look.

I hope you learn from this and hire a quality PM for the next time.I would try two things, simultaneously:1.

think about it:-when you buy a property, you'll have a down payment, closing costs, rent-ready costs, costs to get set up with a PM, a commission to place a tenant... maybe some light repairs after the tenant moves in...

you mention ARV - what is the cost to repair the property to get it to that ARV?

So as long as your insurance, property taxes, property management, utilities maintenance, repairs, vacancy, and capex come to $4/mo or less you’ll be fine.