Because manual adjustments are required to align subject and comp properties a larger group of comparable should lead to a stabilized consistent value.

The business of creating and sending out the mail on a consistent schedule can be out sourced.

Yep, since most LLs feed off of those you can't buy conventionally, they may have long term tenants, if you can make them happy.

Ultimately, this can also feed properties to a fix-and-flip business.

You're networking on BP so start a post on whatever the buyers criteria consist of.

For more details on this provision, see the safe harbor election for small taxpayers section of the Q&A on the IRS Web site.Safe Harbor for Routine MaintenanceIf the repairs consist of routine maintenance, then the repair expenses can be deducted immediately.

If the rental rate is consistent with the unit condition, I would recommend not painting and vice versa. 

Can it be used as down payment: yes, provided cash deposits occur often and consistently AND you claim it on your taxes.

It may help to get a summary/outline of what the pest control consists of and add it to the lease in some way so the tenant knows what's included (and what isn't).

But you then want the depreciation deduction as though it's a rental and there is no way those two situations are consistent.