And it's a fun place to vacation and spend 2 weeks a year.

Spend a day calling brokers on Biz Buy Sell and you will get a feel for how crazy this space is.  

I'm in multiple states and each state has different requirements so you'll want to get one drafted for your specific state and include any additional requirements you want to add such as a utility cap. 

I have a couple of places where the tenants can't get the water in their name (rules from the water company), so I get the bill every 3 months, let them know how much it is, and they add it to the next rent.

I did not sell my primary (non-real estate) business, but now I can spend more time looking for deals, handling asset management, and increasing my income through my primary business. 

Meaning once i pull that 500K im going to need to spend it asap to get renters to pay off the loan so I don't want to buy one property thats just covering half the loan while feeling pressured to buy another fast. 

Great accountants end up saving you more then you spend with them, so price shouldn't really be a factor when trying to find a great accountant.

Not aware of direct data for your question.Large apartment owners spend big money on this question and usually answer it by gauging demand via vacancy rates and Days On Market.

Additionally, I’m looking for a good CRM that is super simple and effective.

At that ratio a family would be spending about 33% of their income on rent and that sounds about right as well.