We do A & E in house for our projects.

@Stephen E.

Then at tax time we all just file Schedule E's?

Look at your Original title policy to see if there is a mention/e caption to this and also look at your original deed.

I have found there are many “retail” R/E agents that don’t want to low-ball.

Hmm..I think 1) you should either renovate the home in some shape or form to add more value to the home so you can increase the monthly rate (start with kitchen area first). 2) change your landlord policy so tenants pay for W/S/G/E- yes all utilities. 3) self-manage to reduce $95/month then you can use the amount in the end as well for your tax deduction.Numbers don't lie nor changed.  

Section E is the cost that the State of Florida charges you, can't get away from that one. 

Originally posted by @Lynnette E.: Awh, but the more important question is, are you still renting to her? 

Think E*Trade or Fidelity with different paperwork.

If you use your rental property address on your taxes, you won't be able to claim it on your Schedule E, so you have unclaimed income and expenses.