Hi, I have a large unexpected expense on one my rehabs and I'm trying to keep my costs as low as possible on other items. 

The church is large building about 2,300 sq ft with tall ceilings 20 ft +.  

There are so many pieces of the maintenance puzzle that can affect its efficiency.If you're not opposed to outsourcing, companies like mine offer lower cost alternatives to hiring a full-time employee and allow the cost of managing the maintenance to scale equivalently to your growth.

It's a law meant to prevent large party houses near CSU, but if a neighbor complains could end up costing me 2 roommates.

Do know, your beneficiary designations trump your will, meaning if you had an ex-spouse as beneficiary of a large life insurance policy but your will says to leave everything to your new spouse, your ex will receive the funds regardless of what your will outlines.

Eventually I'd like to get new tenents, one that don't have a large dog (safty issues) and the other is a hoarder(currently no active lease if I do have them sign a lease it will be month to month). 

Its all about running your numbers.It sounds like your long-term goal is to have a large portfolio of rentals.Therefore, if the ARV of a property will generate a strong profit for you and the cash flow isn't great (or you can use your profits to purchase another property with better cash flow), sell it.If a property generates great cash flow for you, keep it.

Click2mail is extremely easy to use and great for large amounts (250+) of mail. i just wanted to make this round a little more personal so a lot of manual labor will have to be done.

However, on a scale of 1 - 10.  

I rented it for 2,750 per month a large house plus guest house and was able to dived a 3rd unit and still had lots of room for me and my family.