If a tenant contacts us about a pest problem, we let them know that we can send out the pest control company we use, but if the company determines that the source of the problem is either mother nature or the tenant, we will bill the tenant directly.

To reduce your risk of audit, you want to be sure the company you select uses the IRS' preferred method, engineering-based.

You mention that you are researching, what methods are you looking at?

There are other ways to do that then the BRRRR method for example.I am in the same boat.

If you keep looking at the appraisal, you will also see an explanation page stating why they used the sales comps as the primary valuation method.  

Naturally, I do not want to start my real estate career with long distance investments as there is a higher potential for conflict, especially as a newbie.

Rents naturally lag behind, but I'm confident they will catch up! 

A quick google search reveals that a typical work of this nature costs thousands of dollars.

I am not in your market, but these are all good methods.

Local Facebook groups and enemy method