Lake Merritt Condo:Pros: less maintenance than a SFM.

Routine selling expenses such as broker's commissions, title insurance costs, escrow fees, recording fees, exchange fees, and the like are permissible 1031 Exchange costs and can be paid out of the 1031 Exchange proceeds. 

My wife and I have been using the BP method of calculating operating costs for rentals in Houston but we were starting think that just using say 8% for maintenance, 8% for vacancy, etc is fine for a place that only commands $1000/mo in rent but really penalizes a place that commands $3000/mo in rent making it impossible to find a good deal.

From General maintenance, tractor work, bookkeeping and business software tailored to our needs.I have recently taken a more hands on approach with the office complex as the former manager was not doing a great job.

(I guess they maintenance the well system and provide salt, etc.) 

Although I only do inspections every six months, no judge would prohibit routine maintenance on a rental. 

Their unit is well maintained, and they currently do cleaning and yard maintenance on the side for other properties.  

@Fred Dray My Current situation is we are a property investment company managing it's own portfolio.We outsource most maintenance jobs to individuals.The management arm has been overlooked by me and the Managing Director when he is available.However my big weakness is that as the company is growing bigger I need to build a strong team and I would like to digitize my management(been mostly old school) so as to provide concise reports for company management.Therefore, I have no idea how to go about it as I've been mostly conducting things myself over the years.Please assist on how to go about this...

A-properties are the most recently constructed units, those that contain top amenities, require low maintenance, and are inhabited by young white-collar workers.

All properties require maintenance, you'll never get away from that, but BIG expenses are (mostly) avoidable in the near future if you buy right.