Over 27 years for example you are likely to need to cover over 75K+ in expenses, whereas at 5% of receipts and 3% rent growth rate starting at 900/mo you're only likely to reserve 20K....so your reserves should be closer to 20%.

If i don't pay anything for the audit defense, then I do not have a deduction.Furthermore, if the CPA made an error that resulted in additional tax and interest/penalties, then I would pay the extra tax but expect the CPA to cover the interest/penalties.

Questions for your Property Manager.1)  Are the pictures professional - Take a look... if they are not shot with a 35 mm, edited and virtually staged... they didn't put a lot of effort in.  

I don't know the Austin market, but I would make sure you are posting everywhere: Zillow, craigslist (make sure to repost constantly to "bump" the post to the top of the search) and include LOTS of pictures AND a listed price.

Property also includes a covered/RV hookup spot, a large metal shop building and a car port/garage next to the double wide. 

If you hire a contractor who is bonded and insured through a policy issued by a local insurance agency, what is covered?.....

Those are the loan types that cover multiple properties with one loan.  

Rent doesn't appear to cover expenses.

I have fair rental value coverage in my insurance policy, but I don't know if it will apply since the tree didn't fall on a covered structure.  

The rents barely cover mortgage and expenses currently.So, my ask:  What would you recommend doing with the above (do you even think its doable) to both provide income to live on and long term investment?