If you are already doing real estate full time or don't have a 40-60 hour job, then you probably aren't taking time away from family and the important things.For me time with family and doing things that are more important than money and for me is a bigger priority than a little extra profit, so my decision is easy I prefer Passive.   

In my initial analysis, if I would have to bleed a property of 2-3% extra in property management fees or I would have to pay $150 extra every month in either utilities or the mortgage just to make the deal look "decent" to match my criteria, I can pretty safely say the properties numbers are to far from comfort for me.

Building Codes are not equal across the country and some of the newer rules are quite over the top......so he may be charging you for extra work as well.?

The rental portion will be treated the same as if your entire property was a rental, except only part of your expenses will count.And if this was not enough complexity, the fact that you live in this property adds extra rules to deducting some of the shared expenses.

-Used 19 gallons of paint due to an extra coat being needed as we were going from a darker color to lighter in on area

I have been wondering about that and being an starter investor I didn’t think I would use a tax person but it might be worth the extra investment to get an expert to do my taxes.

If you didn’t provide a washer/dryer in Vegas your property would sit on the market at least an extra 2 weeks to a month each turnover costing you $700-$1400, plus you’d get lower rent, plus you’d risk damage as these items are moved in and out.

Not worth dealing with enforcing a no-pets policy IMO so we just allow them, harden our units accordingly, and charge extra pet rent along with 1.5x monthly rent as a security deposit.

For me, that's worth a little extra expense at the front end.

Is earning an extra 10% worth spending a little more of your time on your real estate each month?