But they weren't itemized very well.

I understand--you may be correct that they are overcharging, but it is hard to tell unless I'm looking at their line item breakdown.

Just make sure you update or don't invalidate such items as your Title insurance policy and your homeowner's/landlord's insurance policy.

Do you mind me asking what your rehab consisted of and what were the big ticket items?

On line items below the $2500 threshold for an expense. 

These ‘inspectors’ typically issue infractions on items that requires a landlord to pull permits for no good reason.It’s not fair. 

Supply of items customers were selling was also high (result: biz could be choosy with buys and turn items faster; also biz needed more cash on hand to make purchases).  

Supply of items customers were selling was also high (result: biz could be choosy with buys and turn items faster; also biz needed more cash on hand to make purchases).

(I am able to itemize every other year by shifting charitable donations from Dec 31 to Jan 1)-Would it be better to refinance my primary home to a 20 year loan (I only have 20 years left anyway) and the rental back to a 30 year loan...and keep them separate? 

Lack of communication, lack of follow through on maintenance items, charged for things that are not our responsibility, I could go on...At the moment, we have only one property, but we've got money for one, possibly two more, but I have zero comfort level in Memphis PM.Thanks.