@Bill B.Bill, I appreciate the insight.

I was essentially doing "novations" way before it ever became a thing, with a limited durable power of attorney, back in 2016.

Same property listed water bill paid by landlord so how much does it cost to put individual meters for each property so cost can be moved to tenants? 

And because the PM is not a non-profit, they mark it up 20% and now you get a bill for $287 to change a light bulb.. seems unfair.

Even using dedicated independent contractors as your maintenance crew requires book keeping (bills receivable, payment, bookkeeping to track expenses for tax purposes and warranty claims, etc.).Having a reserve for cap ex, but not allocating any estimate for the cap ex cost means that your cash flow estimate does not include cap ex. 

With your income, you may qualify for an FHA loan with a smaller down payment, but buying now could limit your borrowing power and increase monthly payments.

.- Creative Financing Solutions:Options like subject-to deals, seller financing, and syndications can lower capital requirements and increase your purchasing power while providing flexibility for properties with complex financial situations.4.

seems to be with the power of REI nation in the market place wholesalers would be lined up to present deals to U guys first .. invite them into your offices and give them the tour like you do your retail buyers..

The management company just didn't do a good job of providing details on bills and never checked on the units.

With the current language of the statute, after you exhaust Sec. 179 and 168(k), you cannot take them "again" in a future year unless that's part of whatever the new tax bill is going to be.