But since we put plans in place for maintenance reserves, we have those funds set aside and while still painful, at least it is not financially impossible for me to cover something like that.  

It's been a real pain not to be able to speak to an actual person when I am sending thousands of dollars at a time. 

Maybe you take tenants and management co all separate to small claims as the legal fees are going to be painful. 

They are kind of a pain because they take so long and require so much documentation but the only closing cost I have is the appraisal.  

Many states have a limitation on 179 that is different from the Feds.Some have really painful rules on dealing with that bonus depreciation addbacks.You still benefit from the cost segregation study without the bonus depreciation - say your cost segregation study broke out $100k of 5 year property - now instead of spreading that out over 27.5 / 39 years, you get to take it over 5 years for your local state.You still get the bonus depreciation amount on your Federal return, regardless of what the state does.

Note even without any contingencies you have a little room for negotiation as you can walk and lose ED but it is a pain for the seller.  

Hi,I feel your pain about this.

then start selling the ones that have upcoming major repairs in the next 5-10 years or the ones that are a biggest pain to deal with/make the least amount of money from rent.

It can be a pain and more costly in terms of accounting, but if you can't incur the additional cost, you should not be putting yourself at risk.Gino

in 10-15 years you could have 2-4 properties >$1M just by using your own monthly housing payment to fund it.moving is painful, living with others is painful, high rates are painful.