Where do I incorporate it?

You get a separate (small) bill from Guardian for their service, but the cost is incorporated into the billing rate that Guardian charges the tenants.

Another great tool is to incorporate a quality home warranty (paid for either or both parties) to alleviate some concerns about items that are functioning but not failed. 

I have an MBA and I work in Corporate Real Estate.

But still trying to conceptualize how to incorporate ongoing expenses/interest payments and loan paydown into that equation to get a more holisitic image before deciding where to live

Perhaps some of these amenities come later (schools, retail/commercial) but selecting markets that have the capabilities of incorporating these features is a good start.

Please share recommendations on where to buy basic furniture (sofa, chair, end tables, coffee tables, dressers for bedrooms,etc) that will last through the years but also be reasonable. 

Are you looking to incorporate the BRRRR strategy and expand your real estate portfolio? 

If so, can you elaborate on how you use them as I am unfamiliar with how to incorporate them?

But I don't wanna be a child she's having to explain every slight detail I want to be able to have an educated discussion with her regarding my investments and business because with that much property I am assuming I am going to have to incorporate maybe even hire somebody.