I at one point charged tenants the first $50 of repair costs.

You can certainly ask the agent who helped you purchase the property for advice too ;)Since you are using a PM to run things, I don't see any need to meet anyone except your PM and the contractor/handyman you plan on using for repairs/updates.

I did a lot of repairs myself but also hired a few skilled contractors for things like electrical work and plumbing.

Tenant screening often seems to get overlooked because landlords know the income is automatic, but the problem becomes the repairs and maintenance. 

A cost segregation study was performed on this auto repair shop in Nevada with a depreciable cost basis of $1,250,000.

Then do no repairs and sell the property to investors paying off the property in 5 yr's.

Deduct NEW property taxes after you buyDeduct home insurance costsDeduct maintenance percentage, typically 10%Deduct vacancy+tenant nonperformance percentage(we recommend 5% for Class A, 10% Class B, 20% Class C, good luck with Class D)Deduct whatever dollar/percentage of cashflow you wantNow, what you have left over is the amount for debt service.Enter it into a mortgage calculator, with current interest rate for an investment property, to determine your maximum mortgage amount.Divide the mortgage amount by either 75% or 80%, depending on the required down payment percentage - this is your tentative price to offer.If the property needs repairs, you'll want to deduct 110%-120% of the estimated repairs from this amount.Be sure to also research the ARV and make sure it's 10-20% higher than your tentative purchase price.As long as the ARV checks out, this is the purchase price to offer.It is probably significantly below the asking price.

But we already get deductions for maintenance, repairs, and improvements.

I asked one of these coaches who said her rental income is $140,000 a year if that is the gross rental income or net rental income (after mortgage payments, property taxes, insurance, repairs, vacancies, capital expenses).

For as much as attorney's charge, they should be able to answer this question.The deposit can be used for cleaning, repairs, and unpaid charges.