In other words I keep it at 10% until I have a property under contract.Lawn care/Snow removal (minimum of $50/m)Miscellaneous (5% minimum).

I'm looking at small (20-30 unit) parks that have water and sewer billed to tenants separately.Anyone with a small park like this care to share their numbers? 

This concept applies to rentals, not to flips.All of that really should be discussed case by case, we're giving you very generic tips.

I take mediocre care of it because - well- why do more than the minimum.

I don't care if they say they'll drive 3 miles away to have a cigarette, you ain't getting in....PERIOD! 

Careful about overpaying for unneeded fees.

My wife and make a decent living, but have student loans still, other obligations and a small child with one on the way paying day care, etc.

The main reason I care is I don't want to have to spend $1000 or more every year on the tax prep when all I probably need to do is file on the Schedule E (especially with just one or two properties). 

Built in early 1900s but have had all updates and well taken care of. 

Someone has to take care of our seniors so its good that you will do so.