Otherwise YOU as the landlord will take care of providing access for the service guy.

@Kyle Cross, correct me if I'm wrong, but I think maybe what you're getting at is potentially pitching to your parents that you would like to take a shot at personally managing the units to gain experience and some form of compensation.

Thoughts and suggestions or too complex and take the hit on capital gains tax as I sell my rentals?

Ok, if it's still sounding do-able, the next issue is that section 179 can't be used to create a business loss, so it would only reduce your taxes for the year if your rentals are operating as a taxable gain (but rentals are often at a tax loss thanks to depreciation).  

What I do gain is being able to place tenants much faster than my competitors who simply follow a mold. 

Hey, if you get married you'll be able to shield an extra $250k in capital gains!!

I'm a CA resident, so gains would be taxed as ordinary income.

@Matthew BeninateChase has worked well for holding money and they are nationwide so it's easy to access and too big to fail when your accounts go over 250k. 

There was something in it for both of us.You have to find some sort of common ground or gain a lot of trust to show how serious you are about this.

This misunderstanding stemmed from incorrect lease terms indicating washer/dryer access when we did not actually have any washer or dryer set up.