I'm almost certain this would count as practicing real estate especially if your pay is tied to the deal closing. 

However, I have no clue what the practical steps are to get me to my goal.

For those of us who move between tax brackets from year to year depending on our real estate activity, it sounds like the actual best practice may be more nuanced than just always claiming the biggest current year deduction possible.

Mainly interested in each of their leasing practices

I would have a good conversation with your property manager about best practices and clauses you can include if you aren't satisfied with the standard lease.

For example, if I analyze a deal and it’s cash flows on paper but in practice I end up paying $200 a month for whatever reason, that it’s better than waiting on the sidelines?

In my practice as a mortgage broker, I meet more new buyers without a game plan for financing than those who do.

Settle one a tenant:   The guy has relocated often, Young 30 something, 2 degrees, working in his degreed-field for 6 years now.  

You also see best practices that they do for you without even thinking twice.Best of luck!

I know we were debating pulling out & moving the door on a split master bath but the drywall repair relocating the wiring and the unknown we will run into we decided against.