Quickbooks allows for you to add multiple debit & credit cards/bank accounts associated with a company.

Have you considered either studying property management or hiring an experienced property management company?

I self manage my units, which I love doing, and therefore my tenants have my phone number for when there is an issue.

Someone like SunBelt, but there may be dozens like this company who regularly sell such businesses, works with consultants who have buyers looking for these businesses, and have experience with valuations.Does the business own the real estate or do they lease?

Do you need a title company for a deal you've already made on a small 2-4 unit multifamily?

It is extremely common for PM companies to accommodate for external contractors - as mentioned above, it is your property at the end of the day. 

This is one spot where picking up the phone and calling people works very well.

One day, they simply asked me to deal directly with another property management company in Baltimore which by the way has never responded to any of my e-mails or phone calls.6- Our property management agreement says they have to pay rent by the 25th of each month which they have done only in the first couple months, after that it was always delayed and only paid after several follow ups. 7- They sold their company as a turn key provider where investor would not need to do anything to manage the properties.

We send reminders a week before, the day it is due, the day after it is due, and several more the week that they are late - its a mix of emails, texts and phone calls.

REPS is tough to qualify for if you have a full time W-2-paying job or company outside of real estate.If you get trapped with PALs, consider utilizing 1231 gain in conjunction with long term rentals.Current year deductions are only great if you can use them now!