I've read and been advised that it is legally required to have disclosures with every transaction, whether or not you're working with an agent. 

I'll start with a disclaimer: I am not a CPA/Lawyer/Financial adviser.

Also, when I bought more properties, she seemed concerned, and advised me not to buy anymore properties lest my tax preparation fee become too high.

You should be able to deduct your expenses as long as you were trying to rent the property.Since I am not aware of your personal circumstances I cannot give you specific advice, but I would advise against doing your taxes online and find a qualified professional to help you.  

Please advise on your thoughts.

I Back then I didn't not know about hard money and might have actually went that route bc i did not have the best contractor so i would advise making sure you get some good references for contractors.  

As the listing agent, I personally would not advise a client to negotiate reduced rent with a tenant who is metaphorically screaming at me that he/she is in financial distress, especially with such a large rent amount at stake.

So figure out what % of the square footage you are living in vs. renting and deduct accordingly on Sch A for personal home expenses and schedule E for rental expenses.Also, I would advise consulting a tax advisor in your area.  

While you might not have a website for your community, I strongly advise you to follow up with your residents to see what they say online, or in person.

Also, if the houses are "not in great shape", then you are likely in for expensive repairs and replacements (roof, flooring, etc. referred to as CAPEX).I would advise you do some searching on BP and read up on Section 8 tenants.