Attornies would only be involved with multi million dollar deals that are complicated

We do a lot of complicated transactions and QB handles them fine.

You can move the property into an LLC at any point in the future and you are right that it will only complicate the loan.

As for CPA's, their rates vary and typically depend on how complicated of a tax situation you are in.

The owners in this town are so busy, when they hear from me about the situation, they think I'm soliciting, when in fact, I'm trying to save them from overpaying unnecessary home improvement costs.

They're so simple, but so complicated when you start knowing nothing. 

Since I pretty much break even on this property I have a hard time putting unnecessary money into it but I also want to keep long-term tenants happy.

Many states, inclusing NC, have statutory changes that complicate (read: expensive and lengthy) OO foreclosures, hence I no longer bother dealing with OO and only market to investors (NOO) for seller financing.

The bigger the company, the more complication there is, i.e. signing an NDA (which most of the smaller to medium size wholesalers wouldn't ask you to do), but the upside is that they do have a large amount of deals from them to look at, and like with any wholesale deal, don't trust their numbers, do your own underwriting on ARV, costs, etc. 

If they were separately metered, each tenant would pay the $116.50 base fees and their individual use, which would be 3x higher than what they pay when sharing a meter.There are a lot of options out there, but don't make it more complicated than it needs to be.