This documentation will be helpful if you ultimately decide to charge the tenant for repairs.

you mention ARV - what is the cost to repair the property to get it to that ARV?

The 70% rule suggests buying a property for 70% of its ARV minus repair costs to ensure profit.

think about it:-when you buy a property, you'll have a down payment, closing costs, rent-ready costs, costs to get set up with a PM, a commission to place a tenant... maybe some light repairs after the tenant moves in...

By the way, the tenant should be charged for this as part of "cleaning and repairs." 

Maximizing Deductions: You can still claim tax deductions (mileage, repairs, management time, etc.) on both properties as long as they’re legitimately related to rental activity, even if one isn’t in an LLC.

That does not qualify as "managing repairs."

So as long as your insurance, property taxes, property management, utilities maintenance, repairs, vacancy, and capex come to $4/mo or less you’ll be fine.

Considering the high deductible on House B, I am only filing a claim for House A, and coming out of pocket for the cost of repairing or replacing the roof for House B. 

don't have to have all the functions just wanted to know what will be recommended. thank you  1. rent collections; 2. late fee handling; 3. auto eviction; 4. 1099 / report; 5. repair work order/ maintenance requests; 6. listing and screenings etc