It is cheap in the big scheme of things and is an extra layer of protection.

Don't expect to extract the greatest value obviously, bc there's a few extra hands helping you, but you also won't be completely on your own and they build in extra value/incentives that comes from being part of a group. 

So I’m trying to figure out if paying the extra 200k for a 3 bed is even worth the investment since annual gross is so close.

Put up signs to let them know cameras are in the area and let each tenant know that you put up cameras for extra security and that they are only in common areas.

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!

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

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

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.

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.