I would prioritize finding an accountant who specializes in real estate taxation over one that is local.There are 20+ accountants on this message board who specialize in real estate taxation.

I'll take my chances now with unrestricted access to my cash, and rely on the favorability of real-estate taxation to minimize my bill over time.

CBRE released the 1st Quarter Cap Rates and nothing has changed much for the last 2 quarters..In the east side of Canada Montreal has a descent cap of 5-5.5% of low rise B..

RE: state of MD - we got tired of bum tenants skipping out and leaving us holding the bag on a big water bill , so we just have the water bill in our (landlord) name and collect a monthly fee from the tenant, that avgs the anticipated amt they would pay for the quarterly water bill. then when th bill comes in each quarter we settle up.

Doing quarterly inspections of rental properties is one of the best ways - second only to managing to the lease - for protecting your ROI and limiting risk. 

I've also dealt with this myth here...https://www.biggerpockets.com/...When the death benefit is minimized, the ongoing cost of insurance is only about one-quarter of one percent (0.25%).

This way - you can easily go through the transactions on some periodic timeline(monthly, quarterly, yearly) and properly tag/categorize your income/expenses.

We want to avoid as much taxation as possible, but make sure each of us is covered legally. 

New Urbanism mixed use commercial/residential condos, self storage yards with a managers quarters, Or marinas with a managers house, larger MF with management residence units, ALFs with live on site structure, or even the family farm with a house on it. 

Just remember, you need an expert in advanced categorization who also knows real estate bookkeeping and taxation to get the results you want.