Also what would you estimate for architect fee for 1 acre lot with utilities on-site and for 8k to 9k sft retail strip.  

The Housing Wire Daily podcast has great insights into rate movement and forward estimates.

Not getting anything in writing (estimate, quote etc.)3.

., missing property taxes or HOA fees), unreliable rent estimates, and the time-consuming process of manually calculating metrics like cash flow or ROI.Platform Preference: A web-based platform would work well for in-depth analysis, but a mobile app would be crucial for on-the-go research and quick evaluations, especially when touring properties.Wish-List Features: A tool that integrates local market data (rental demand, appreciation rates, or vacancy rates) and offers scenario modeling (e.g., "What happens if I increase rents by 10%?")

.$8kish / year or so on routine and reactive maintenance combined which should include your cleanings, lawn care, maintenance calls ect. 12% per month of gross rents should be a good estimate if you want to look at it like that!

You could roll an estimate for utilities in with the rent to make it easy, or charge each month which takes a little more time/effort. 

It is not, it has limited application, and for travel expenses it does not apply at all.If you do not have a mileage log, you have to do your best good faith estimate and then pray that you're not audited.

The only reason I knew they had scheduled their closing date is because I texted that several workers would be out to give me estimates for yard work. 

Go back home and create a spreadsheet and estimate what you need to do. 

Then, I am using Rent Property Calculator and mortgage payment to estimate if the property can yield a positive cash flow.