@Brandon Holtzinger This is a good question and one we hear frequently here at BP and with clients contacting our firm regarding self directed IRA & 401k plans.An employer 401(k) has its limitations, and most of us who invest in real estate know we can do better than what wall street investments provide.However, Chris Soignier hit the nail on the head.  

Theres holes in the wall where recliners and chairs smash into them frequently, so i'm pretty safe to say this is NOT normal wear and tear.

Since it is going to have to be used so frequently, I wonder if there is a better way than just pen to calendar.

Use REFI leverage frequently and liberally.  

If you shoot me an message with your email address I can send you a copy of the one my bank utilizes most frequently.

Another favorite Is FIBI, which I try to frequent as well. 

My business partner is currently in Miami and frequently travels back and forth to Tampa but is currently swamped with work so I'm taking the lead on this. 

I say this as getting the LLC on title is frequently difficult.

Communications - frequent, crisp, projects tracking well ?  

Repairs and renovations will be extra (and are frequently marked up).