Someone comes in and uses lead roof materials, electrical conduits, a tank lining, soft solder, orparts from China all which have lead in remodeling after the certification...I know lead is dangerous for children.

Partnering with a good property management company can help you handle the distance, but be careful with tax’s material participation rules if you expect tax savings.Sticking local is convenient, but branching out might give you better opportunities to meet your financial goals.

Each market/location varies on construction materials and labor costs plus comparable available existing properties to buy.3.)

I have set up WIP accounts for WIP LABOR and WIP MATERIALS.

The company updates costs based on local material and labor rate costs.  

I have some telling me that I can do minor repairs on the property and use a credit card to purchase materials (HVAC Filters, caulk or even paint) and my IRA can pay the credit card directly (keeping it at arm's reach).I also see where this interpretation of services versus repairs could be considered a "Grey" area and I am just looking for something that turns it at least a little darker.

Any advise on materials?

Two screws hold the handle on, which holds the glass at the top and the bottom slides into a metal groove.

Only thing I'm not sure of is the old countertop material, but it does look look in the photo. 

But IMO, if you have to jump up double digits without a material change to the unit, you've screwed it up in the years prior.Staying on top of fair market rents is not easy for small landlords.