Is anyone aware of any of a property management tool that allows PMs to give discounts to tenants who enroll in autopay (similar to how major US phone providers like do these days)?

Connecting with experienced investors or joining local real estate groups can provide valuable insights and help you avoid costly mistakes.

An LLC when properly formed and administered provides separation and protection of assets that are outside of the LLC from the actions of the LLC.  

Are you just using a number like AirDNA provides or have you dug in and found comps? 

If I was the landlord here are the questions I would be asking - providing these so you could be prepared if they come up:1.

I would be very careful in working with a 1031 Exchange Qualified Intermediary that provides ("sells"0 replacement property solutions as part of their services. 

My suggestion would be to cap your utilities at a certain amount and have Tenants pay anything over that amount.That will help you manage your expenses, and also allow Tenants to gage their usage each month, and make adjustments if they don't want to go over the allotted amount.As far as collection, provide the bill showing any overages and just have them pay for it along with their rent. 

Serious investors may pass this by on the info provided.

Everything was progressing smoothly until I met the appraiser to provide access to the property.Right away, I sensed something was off.

Maybe any wholesalers, investors, fix&flippers, landlords willing to share any experience.I am a fast learner and willing to provide my business, trade for trade, to learn how to acquire my first property whether that would be a small 4-8 unit building or start big with a 20-unit building.