I'd suggest calling 3 local companies and asking them all for a quote to see exactly what the extra expense (if any) would be. 

I will have adequate cushion. also, having extra cash on hand would help me,if any good property that comes my way. whats your take on it?

Our typical returns are $550 for a basic tax return for  LLC or partnership, but we also charge extra for consulting during the year.

I figure, once I learn the new system, the extra hour or so of work completing the forms is well worth the cost savings.  

The tenants had extra people sleeping on every spare surface, hypodermic needles embedded in the carpets, used diapers thrown in a corner, holes in all the walls, cabinets torn down, cigarettes put out on every surface. 

"Oh,we have had quite the traffic we even have someone interested who is an insurance relocation, they will pay 200 dollars more but it is only a 6 month lease...don't worry though you will come out on top with the extra 200" This really got to me (in a bad way) I didn't even write back.

I am currently a real estate agent, and working full-time to build up extra capital to invest in rentals, flips, and note investing.

@Marek BerrySeasonality does play a part but buying at the right price (with the understanding you will likely have a little extra hold time) will always cancel out the more minor aspects of a deal, such as seasonality.  

I am a licensed HML here in Oregon  that requires a NMLS license however don't owner occ as the liability and the extra paper work are not worth it.Credit union I bet will help you with  free and clear home

, but was unable to take advantage of the opportunity due to the problem of funding the extra $135k due a few weeks later.