Pay them fairly and they'll keep delivering opportunities to you.

You might end up paying a few hundred dollars a year to the state you set it up in, and the state you are actually doing business in. 

I agree with @Jaron Walling, you have an opportunity to sell and harvest a profit and avoid paying tax on that profit because it was your primary residence.

I specifically need really user friendly accounting features (including ability to sync with quickbooks and print checks directly from the site/software), customizable online application, and online rent-pay as an option (hopefully with free or very cheap ACH). 

Currently, I am paying $942/month w/ $232 of that going towards my principal.

Both of those models involve potentially comprehensive rehab to make a good return and new investors often hire the wrong people and spend way too much.Higher returns on her money can be found in debt fund syndications which are totally passive and can pay 12%.

Insurance would cover it, I would pay the deductible, and no assets would be lost.If you are in an area like San Diego where people are more likely to sue, a judge is more likely to find you guilty, and the payout is expected to be higher, you may consider an umbrella insurance policy.

You agree to pay an additional $200.00 lease violation fee each time we determine, at our sole discretion, that smoking has occurred in your rental unit, due as Additional Rent.

Nobody pays me to stay home and meet the cable guy or the appliance technician.

Is $250 psf around what you would expect to pay?