They all make about the same amount of net income, regardless if they are 2BR, 3BR or 4BR.My largest demographic renter is 2 guys that are friends. 

Itemize lines are typically for largest projects such as unit turn overs or larger projects.

I did speak with a friend of mine in the lending field and walked through his banks income calc and sure enough the schedule e income gets calculated is a very tricky way that I would be hard pressed to recreate on my own.

@Christopher Fordinal Cleaning is your largest expense. 

Fund and Grow is the largest but Midwest Corporate Credit is also popular.

Vivint Solar is their largest competitor, an offshoot of the Utah-based home automation/ home security company Vivint.

This is not a tiny PM company, but, by their own claims, one of the largest in the state (NC). 

Personally I would start with the largest and most experienced fund in the industry, which also has the most conservative strategy: Blackstone Real Estate Investment Trust (BREIT).

From Treas Reg §1.121-1(b)(2):...In addition to the taxpayer's use of the property, relevant factors in determining a taxpayer's principal residence, include, but are not limited to—(i) The taxpayer's place of employment;(ii) The principal place of abode of the taxpayer's family members; [Empasis Added](iii) The address listed on the taxpayer's federal and state tax returns, driver's license, automobile registration, and voter registration card;(iv) The taxpayer's mailing address for bills and correspondence;(v) The location of the taxpayer's banks; and(vi) The location of religious organizations and recreational clubs with which the taxpayer is affiliated.Always good to work with your CPA on strategies such as this. 

One of the largest hurdles is securing financing to purchase your replacement if you don't already have the funds available to you.