Specifically with mailings, I would talk to your broker, let them know what you are looking to do and see what they suggest, they're the experts on advertising regulations ... and you may have signed something in your independent contractor agreement with the brokerage when it comes to advertising that will apply to no other agents on here except for those within your brokerage.

Every year without exception, but I am in a rent control environment and have no other option if I want to stay current.

When it comes to flooring if I am installing wood I always go pre finished, when your done your done.I have a guy that through the years I have fed so much work he always gives me a good bro deal on my drywall needs.Other than those two things and anything else that would require a licensed trade person to do, I do.If I am flipping my own residence which I have done every two years for the last twenty years, I do everything except the two items I hate.

That is to say that I feel like I now need a rental that cash flows exceptionally well in order to cover the tax increase possibility. 

All the items you listed EXCEPT the last item (the 20% amount of the property) are closing costs.

I'm looking to do long term rentals except i have no capitol so i've been digging into the brrrr method the last month using the same kinda strategies you mentioned: 100% funding and no seasoning for quick refi and able to pay back the on the fix flip.

Obviously the co-signer was needed because of financial's, and the wife more than likely can't afford the place on her own, or the husband for that matter.That's one reason it's never good to accept a co-signer's except for student's with a parent's co-signing. 

I see it chanted ad nauseum about "soft landlords" on these forums "file on the 10th", "no exceptions", etc etc etc...That's not that question and I've ALREADY FILED.But I'm in a good area and screen hard, so this is the FIRST TIME I've actually had to file....Unfortunately this is one of the more "frugal" client landlords (and maybe not coincidentally my first)...I had to rent this townhome with stained carpets, broken fridge, damaged kitchen flooring and more.....Of the terrible prospects he had, he incidentally picked one with roommates/family members with bad credit and no rental historySo it's no surprise to me we're in this situation, but I find myself at ends arguing to save him time and money from the courts.

PARTNERSHIP DEAL BETWEEN INVESTORS: I am partnering with another investor and we both are going into the deal together, as we are doing everything (acquisition, project management, rehab, marketing, etc) except the funding (which is going to be done with the outside investor described below).

I have no direct experience with REI, with exception to providing consultation to a recently concluded family situation between my Mother [the landlord] and my Uncle [the renter] (a life lesson worth sharing later).