I know when buying in a Trust you are able to avoid state and federal fees upfront to be able to establish.

Is it good idea to do cash out refinance and loose 2.85% mortgage interest rate and pay bunch of fees like closing costs, points (but I can clear of high interest credit card debt with cash out money ?) 

The plan allows switching between fixed and variable rates for a fee of $100.

Ask about ALL their fees - do they keep late fees, lease renewal fees, etc. 

I am also paying for this property's utility fees. 

Even if you use a large amount of cash for the down payment, you can always do a cash out refinance in 12 months to pull out some of the cash "Tax Free".  

I lost money to court fees but ultimately won the case and forced the sale of the property after the partner had stolen tens of thousands of dollars out of the banking account.

CPA and Lawyers will always tell you to get one (and contrary to popular rumors this has nothing to do with getting more $ for filing fees).

The average property management fee for rental properties typically ranges from 8% to 12% of the monthly rental income.

To help you in your search: be sure to find an accountant that is willing to grow with you, and is not too high priced fee wise.