Then, refinance it—fingers-crossed that the rates remain low over the next year.

Finger crossed, hoping to get it approved by the board member!

Understanding taxes for purposes of investing in rental real estate activities isn't rocket science by any means, it's my guess that any significantly experienced CPA with a real estate focused practice will be far more than capable enough to assist you.On the other hand if you insist on having top shelf forward looking business planning and consulting at your finger tips combined with the standard tax compliance function you could approach one of the national real estate tax practices. 

Do your best to create a good relationship with the inspector and then cross your fingers.   

The student rentals have been good but not looking good with all the virtual school going on...Looking at properties on the Gulf coast in Fl right now .. fingers crossed

Thanks Nathan.Yes, the mortgage $941 includes the taxes and insurance.The house is almost new (1 year old roof, HVAC, driveway, water heater, septic, interior/exterior paint, 1 year old window, etc.. ).Plus I have 3m of rent in my reserves/savings account.Knock on wood.. not much more can break ( fingers crossed ).Thanks for the insight.

A good friend of mine, experienced with his snowblower for 20+years, lost some fingers a couple years ago from a stupid mistake.

I run my numbers with an increase in taxes a couple percent (I'm in NY it's inevitable), one city that I invest in likes to raise sewer rates so I run numbers with a couple percent higher fees, many multifamily properties in my area of the Finger Lakes are over 100 years old so I just add an extra percent or two on cap ex...despite many of them being rehabbed at some point. 

Fingers crossed

I use Bank of the Finger Lakes in Geneva - they’re great.