I still have plenty more to explore, but am I just going to be treading water if I keep looking for contractors through online sources (yelp, homeadvisor) that won't blow my budget?

But here is a list of other items I came up with in my head that may or may not be possible to write off:Lawn care and similar (such as power-washing services)Home owners insuranceProperty management fees (tenant placement and monthly)PMI (don't have it but curious)Home warranty (and claim fees)Electric and water (while it was vacant)Are there any other possibilities? 

I’m currently paying 7K out of pocket on my Dallas GA property for a new roof as the gutters were not cleaned out and the roof paid the price as rain water made its way inside from the water filled gutters that were not draining properly causing damage to the wood and leaking through the upstairs bathroom. 

Who pays water/sewer? 

I’m using a water damage restoration company that came recommended to me by my home inspection company, and they have 4.5 stars on HomeAdvisor.

Decor upgrades, the addition of private hot tubs, and a fenced in yard for dogs have all added to the marketability and the occupancy level of the property.

Supposedly the next items for him were to be a new water heater in about a year or two, and some carpet...ill verify tomorrow.So help me understand “spread,” and what I should anticipate?

The water is.

The water billing from last quarter to this quarter shows a increase in usage so my question to the PM did someone move in??

LOL.. most investors probably would not have bought there because the returns would have looked to low compared to other markets in the country... but as you point out you mitigate risk with the proper property to start.Much like what happened in the Portland market.. not a hot bed for most investors to buy rentals other than savvy locals or CA folks.