Because I needed to track expenses in various ways (across both properties and two different schedule C incomes), I had to use what Quickbooks calls "properties," "classes," and "projects," and using all of these bumped me into the highest and most expensive tier, currently $970/year with the annual payment discount.

I typically get about $75 per month rent bump with air conditioning.

Does the seller need to know of the true buyer of the house and if so how do they not find out about me bumping up the price?

Buy 4 more properties - one approximately every 3 months, based on the following logic = always fill existing property with a tenant prior to moving on (I'm new, and this is my way of managing risk); build resources to purchase next property (I have pretty decent purchasing power right now through conventional lending with my current job, and I also have a private lender ready to loan on my next property, and I also get a quarterly commission check that provides a nice financial bump every 3 months); finding a property takes time, but it is worth it to find the right property in the neighborhoods I want to invest in, at the right price.

As others have said they only deal with cash buyers which also isn't for everyone... but I will tell you that if this model fits for you, you can't ask to work with or invest with a finer operation.I know this all sounds like its all roses, but I'm sure there will be bumps along the way.

Just wanted to bump this as I am going to start valuing my small property management business (maybe 10 doors total) to include it into my personal net worth calculation.

Then they get on a forum and post something that gives them a tiny dopamine bump.  

I was going to get rid of a few more tenants and bump them up $700 more per unit...

After the fees and such it bumped up to $17,865.  

Bumping this 2-year-old post for the new crop of procrastinators.