Forget your current investments.What is your personal and financial objectives?

Typically that's the roll of a business broker vs real estate agent, although sometimes one person does both.   

Hoping to start flipping homes personally as well! 

You may know this already, but out-of-state investors are also sometimes surprised by Texas’ “high” property tax rate (but no personal income tax).  

My first two properties are still in my personal name and I actually need to switch that up finally, so thank for the reminder.Nonetheless, you can definitely still open up an LLC, I just try to avoid putting the cart before the horse.   

However, the value of your labor generally cannot be included in the cost basis for depreciation purposes.Accelerated Depreciation: A cost segregation study would identify components of your property that can be depreciated over shorter periods, such as personal property and land improvements.

EDUCATE YOURSELF - yes, it will take time, but will lead to a selection that better meets your expectations & avoids potentially costly surprises!

Personally I would do a water change after every guest.To decide if the hot tab is a value add, look at your competition.

Now the debate of where rates "should be" would be based on the quality of product each person/owner offers. 

@Karen Chenaille on more thing, most firms will provide an upfront analysis at no charge, so you can make the educated decision, if it makes sense to do or not.