I think it starts with me setting the rules and the tone for bad practices in a general sense.

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An asset protection lawyer would likely recommend a separate LLC for each rental property you own because this limits your liability in case of a lawsuit (usually to the holdings of that LLC). 

You might be thinking the LLC would offer you more liability protection when set up that way, but whether you own the property and rent to the LLC or the LLC owns it and you are the sole-proprietor of the LLC in its operating agreement will probably be the same in terms of ability for claimants to find you.

So, not only does the bond market set rates, it directly does for the majority of mortgages. https://www.investopedia.com/terms/m/mbs.asp 

We've found it has superior reporting features, integration features, and is overall more efficient to work within than other REI-specific software.The downside is QBO is not set up for REI so you'll need to do that or work with an expert to ensure it is set up for your business appropriately.Something else to keep in mind is your entity structure and how your entities file tax returns.

Just be aware of the HOA fee future.Developers typically set the HOA fees as low as possible to get buyers in.Once they turn the HOA over to a Board made up of actual residents, it's not a question of if, only WHEN HOA fees will be raised to where they should be.This will adversely affect your cashflow, so you should plan for it.

But I'm not familiar with a charitable remainder trust being set up with cash.  

yes seller can withhold signing. happens more often than you might imagine. normally there is a time limit on financing contingency..

I had a couple of bigger capital expenses - had to replace the refrigerator and an entire queen mattress/box spring set in one of the rooms, and I added a few things - fencing and some landscaping - but everything else was pretty normal stuff.