You will need to decide if you want a shop that has a lot of training, or if you want a small boutique shop, or even a flat fee brokerage. 

No W-2 limits.There is an excess business loss limitation, but that's $578,000 for married filing joint taxpayers.

Normally the tenants understand.If you're having consistent issues with a tenant abusing the HVAC only (if they are abusing other items then it may be helpful to find a new tenant), I know some HVAC companies offer an annual plan with a certain number of visits per year at a flat fee.

I just bought a two flat with a similar situation except they have 10 animals . 

Given your current straightforward W-2 tax situation, a $5,000 annual fee for a real estate-focused CPA might be excessive. 

. - unless you get some whacko judge, there should not be any issue collecting rent on unpermittted unit, having a move-out cost (no fault eviction) in excess of the standard rent control or eviction process in excess of standard rent control hurdles.    

Then charging tenants additional cost can bring extra funds and you only pay the flat fee for internet service thru your provider. 

Brokerages may need to adjust their business models, which could open up opportunities for cost-efficient, flat-fee models or other discount real estate services.

no pacific north west investing.and PM companies around here are 8% with 50% lease up if you're in residential space and around 6% flat for multi family oriented PM's 5+ units.AIO is for primary and secondary homes only (not for investment properties).

Somebody, likely a long term tenant in the building, is using excessive water or won't fix their toilet flappers.