He’s a pleasure to work with, and his work is consistently excellent.

They often have off-market deals that might fit your criteria better.

How do you decide on the number of tenants able to fit in one property as I know its more complex than purely bedrooms, not speaking about legality's though.

@Genny Li - excellent point , i need to check

As far as keeping income and expenses just use excel.

We found a painter that saved us so much on about 7 years of turnovers, and an excellent flooring guy, but they've now both retired.

Also @Michael Norris made an excellent point about dog bite/dog breed exclusions.I might add that when I asked my management company how many owners signed the form they sent out, I was told almost all the owners did without any questions or phone calls, so I am in the minority. 

Any body can refer me to an excellent RE mentor?

Excellent info.....so depending on your bracket, for this scenario it could be best to unload all in same year.

Let's connect, I'd love to learn more about this project and determine if we have any programs that will fit on this or any other projects.