I am doing a ton of reading, but I feel I can be doing more.

or do I need more like $3.0M for landlord liability?  

I know how much of a relief it is to be able to have confidence when referring my clients to another agent out of state, and I want to build that confidence with you and provide excellent service for your clients.Please feel free to reach out to me and we can talk some more.

It all comes down to who is going to manage it.

Often it's " I haven't had any issues with my initial properties, but thanks anyway"  or "my mentor showed me how to do it successfully".  

If you consider yourself a "qualified individual" to make such estimates - maybe.

If not, capitalize and depreciate it. 

It really depends on what your goals are. 

I'm doing my 2023 taxes (late) and we had some siding and gutters put on in Fall 2023, however we did not pay for it (~$13,000) until summer 2024.

Ohio really sounds like a good place to do something like that.