My issues is that every time the tenant wines the PM fixes the issue and bills me the invoice without finding another alternative or a cheaper alternative.

. - is just a "bucket" that can filled be with assets that can grow at an accelerated rate due to favorable tax treatment. 

Property that qualifies for 1031 treatment is property you purchase with the intent of holding for productive use. 

A possible alternative would be to scratch the reserve and have all available dollars working for you - and budget in an extra amount for r&m (repairs and maintenance, for those new readers out there).

Alternatively, the owner (or their property manager, if applicable), can receive and pay the utility bill, then bill back that amount to the tenants, to be payable with the next rent payment.

Would architect sign-off be an acceptable alternative to getting an engineer to sign off?

I too use a high yield online savings with Barclays but was looking for alternatives due of limitations on interest as well as ability to receive Cashier's Checks, etc., as no brick and mortar presence.Separately, does anyone know if transferring seasoned funds from bank to bank requires re-seasoning for an additional 60 days?

So I'm searching for alternative ideas

Maybe tell them the first exterminator treatment is on you and after that they would be responsible.

Central Arkansas home prices posted a small but solid 2.44% gain for the second quarter of 2019, continuing the trend of alternating small quarterly gains and losses.