I will put the excess cash in a safe product (CD, Money Market account, etc.), so you don’t risk your funds and can access them when you find your next property. 2.

Since I've got my service business, I don't mind all of this productive, yet unpaid effort. 

I have keyword alerts for all the major cities in my area and it allows me to see all the conversations going on in my community.

The distance to linkages, (employment, shopping, etc) has a major impact on the reaction of a market whether in Alabama or elsewhere.

I see a correcting and major crime heading towards Sacromento and greater Sacromento county very soon!

But that also assumes the assessor has the right info in the database (some don't, particularly if there's been an unpermitted addition or major remodel).There are also certain searching expenses and research expenses and travel expenses that you might be able to include in basis.The legal fees for setting up an LLC are NOT included in the basis of the property. 

The market and area is very solid, all major and minor appliances are no more than 5 years old.

The vast majority have little or no idea on the tax and other implications of investing and their standard answer is "invest and you will make great returns". 

@Keivan Darius I second @Kim Meredith Hamptons recommendation about NARPM, hiring a PM who is not NARPM credentialed is asking for major trouble.

I dont even think there is such a product.