California charges a minimum tax of $800 a year per LLC, and more if you have gross receipts in excess of $250k.

You should only consider switching when your current software has a significant flaw or lacks features that force you to spend excessive time on workarounds.

You can take advantage of bonus depreciation and accelerated depreciation deductions to offset your passive income.With the 1031, you might have excess basis which is eligible for bonus depreciation. 

We get about $900 in excess.

I’d rather trust a professional with a moisture meter to see if it’s dry (just after or even during a heavy rain would make me feel better) before fixing the ceiling.

Any excess amounts in the master are then assets or liabilities or capital of the master which are noted on its books. 

You waive the excess.

When a tenant moves out, transfer the deposit back to Checking so it's ready to apply towards expenses or refund the Tenant.If you end up with excess funds in the Checking account, I recommend you transfer it to a third account designated explicitly for future investments.

Just make sure you set enough aside for capex, vacancies, unexpected insurance increase, taxes, tax professionals, and local considerations (excessive heat? 

I like your attention to water and moisture - its one of the leading causes for property damage.