My major concerns are the ability to intergrate with a website, robust reporting, great customer usability.

I've been extremely lucky this year, with a major goal that is inching up on me day by day.

@Will GatesBest way to estimate capex is to take the estimated cost of all major items.

Then, you can draft the document where a simple majority rules.4.

Over the years I spoke with hundreds of investors, I'm aware of small claims/disputes (been involved in few cases myself) between landlord and a tenant, but I don't know of a single case when someone was involved in any major costly dispute. 

My full-time career is as a Firefighter, I coached my sons little league throughout the rehab so my days at the house weren't always consistent.

It's more of an issue if they keep missing payments and eventually have to be evicted...but that can happen any time, regardless of a crash.The only major dangers I see are: a substantial decrease in rents and now your expenses are no longer covered (generally not a huge risk) or if you have an adjustable-rate mortgage (hopefully not).

Point is, if I don’t sell in the next year or so, I have major capex coming (10K roof, 10K furnace, 10K plumbing pipes, 5-10K exterior paint).

Would I have better luck with pricing if I go to a lowes in a major town?

Unfortunately the office staff hadn't been very diligent about requiring proof of renter's insurance from our residents this year so we ended up having to cover a majority of the costs.