You have to issue notice to enter according to your state law and go in...deliver a month worth of notices at the same time, change the locks so you have access, and get done whatever you need to...you can work every day...we install a permanent lockbox with keys at every property after we change the locks...no barriers to entry for contractors...I see this a lot where people work around their tenants....if you lose control things will go downhill rapidly.

I have done the analysis and after setting aside 5% for vacancies 5% for repairs 5% for cap X and paid all of the expenses and loan payback money on a monthly basis from my from my investment account that I am leveraging for my down payment loan, I will have no cash flow technically.

No one has more "skin in the game" than a PMC as they have to deal with the property every day until an owner sells or fires them.Also recommend finding your own Inspector and not one referred by an agent.

Finally, I look at these on a combined basis to understand my “total” return.

I only mention this since you said "the cap rate" which makes me wonder if you thought one of those other ones.If you intend to keep those 2 illegal units in place (which I don't recommend, but people do it every day of the week), then I wouldn't go complaining to the tax assessor about your high taxes and the discrepancy with the building department's # of legal units.

Should I look at this every year to see if my depreciation basis is updated?

I understand folks should be paid for the work they do, but 55 basis points off the mark on the offer as presented is a red flag.  

Any tips for getting started is very much appreciated I thank all of you for all the content and feedback such a great community it's like drinking from a fire hose but im drinking from it everyday.

I found him by referral and when I called him to get a basis for whether or not he would be helpful to me, he gave me over an hour of his time to talk through my situation.

You get some proceeds on an annual basis + interest income.If you do decide to keep the rentals, I would strongly suggest shifting the responsibilities to a property manager.They will be able to increase the rents(if they are under market) which should pay for their fees.This will allow you to collect rental income while you travel the world.Best of luck!