-My second RE agent just wanted me to buy, she knew what my spending limit was and she would always try and get me to purchase at my max budget.

These will include (but not limited to) Taxes, Insurance, Utilities, HOA Fees, etc., that occurs during the Rehab period and up until the property is fully rented.  

While the city council’s societal heart may be in the right place (for the tenants getting priced out of the Seattle) the onslaught of recent ordinances (1st in time application - challenged and overturned in Court, limits on move-in costs / pet fees, no criminal checks, etc.) these have in many cases encroached and/or completely ignored landlord/property owner rights and create such complex regulations that it is in many cases not feasible or cost effective for small mom & pops to manage their own properties, so they reach out to pros and pass the costs along to the tenants.

Beginning to wonder if we are smart to stick with our rent controlled apartment (3 bed $3750) and use our cash to buy rental properties in other areasFor SF: Our budget is limited to $1.25m with 20% down.

As a Property Manager, I provide a limited service that I refer to as "Tenant Locator."

As I grew, i discovered there were certain limitations with Buildium that were difficult to overcome.

That shouldnt cost anywhere near 800.00.Liability, If its a good tenet who doesn't have a history of these type of things I would just fix it as the owner. 

The settled out to the maximum of my policy limit less depreciation because I'm not fixing it.

From the extremely limited knowledge you have provided I’m not sure what value you are providing here.Typically the next step is going to be form some sort of entity to split the ownership

The problem (according to my exchange company) is even though the homes have been treated as joint with my wife and myself, the IRS auditor could potentially push that the homes I owned prior to marriage had a "transfer of ownership" when placed into the trust.My CPA suggested this outline to limit my exposure to this event.....1.