If you could provide more information about the contract it may open up more ideas.I would agree with @Zane Cress that a tenant buy-out would be a good option, although if you are dealing with 5-6 properties (And how ever many units per property) you're looking at an extremely high cost.

Definitely, correct tax preparation is vital, and there could be a huge difference in your bottom line if your CPA is not a real estate expert and does not do it right.

I have never heard of free but I am not at all an expert at this. 

That is awesome, we have some great STR experts that we work with in West Virginia and in Georgia if you would like an introduction!

We've found it has superior reporting features, integration features, and is overall more efficient to work within than other REI-specific software.The downside is QBO is not set up for REI so you'll need to do that or work with an expert to ensure it is set up for your business appropriately.Something else to keep in mind is your entity structure and how your entities file tax returns.

Matthew, thanks.I understand maybe my situation isn't "extreme" enough to highlight the point I'm trying to make.So I'll try a different approach. 

I think, in general, unless you're an extremely high W2 earner just looking to get into real estate for tax purposes, buying for cash flow gives you the durability to weather market fluctuations as you're never in a position where your back is against the wall and you need to sell... unless you have debt coming due.Now, that being said, if the true cash flow, after allocating for all expenses, vacancy, maintenance, capex, etc. is in the black, then I think taking a 5% CoC return in an appreciating market isn't a bad move, especially if there is a component of value-add. 

To you the commission may largely be about finding a tenant, but to the tenant they want an expert to make sure that they are getting the right terms and rate that they should be paying and not overpaying for a space.  

I have been beta testing the JP Morgan "Story" platform over the last year, and it has been extremely useful for helping to scale my firm's multifamily investment portfolio.

Take rent/2 - p&i to get quick (but not extremely accurate) realistic cash flow.