They do an inspection annually that can help as a forcing function to keep up on a property if you have long term tenants.

Is this my problem or should the landlord be expected to cover costs for fixing/replacing compromised items due to the fact that the problem resulted from apartment not functioning properly?

Quickbooks does not have a good platform for note servicing and accounting, but can be functional if you are accounting for only one or two notes.  

We also now have a mandatory broker supervisory class if supervising other agents.   

Rul. 75-178, 1975-1 C.B. 9, holds that the classification of property as "personal" or "inherently permanent" should be made on the basis of the manner of attachment to the land or the structure and how permanently the property is designed to remain in place.

To meet classification as investment / rental property to qualify for future 1031 sale --  What if I just live at my girlfriend's and sit on the house without renting it ??? 

For instance, I have a spot that had a very weird floorplan when I first bought it (which drove buyers away), but I could see that with some relatively minor work, the floorplan could easily be changed to be much more appealing, and much more functional...the property was turned from a 2 br 1 ba into a 3 br 3 ba, which transformed it from a cashflow negative property to a significant cashflower.With prices so high and deals so hard to find, value add strategies are often the way to go!

You will have remaining entitlement left over to purchase again in Oregon, but it will be limited as a function of the current entitlement.

Who will do quality control and make sure everything is functioning properly, furniture is not broken, grounds are maintained, etc?

It passed the septic inspection and another inspection showing that it is functioning great.