The laws have addressed this since the 80sWe routinely still review prospect returns, some prepared by the Big 4, where there is incorrect reporting!

But from what I CAN tell, the "average" SF home on the nicer-but-not-super-fancy side rent for $2,000-3,000/month depending on the neighborhood and size.

At least the one's I connect with routinely they have never told me they were intimidated or belittled.

Unless you get into fancy stuff and many rentals (3+) you should be able to handle it with TTax Premier edition.Even with a CPA you still need to know to ask the right questions, provide the correct information, and "guide" them into helping you with the taxes (and counting all possible deductions in the right way).

The agent brings in a bunch of comps and fancy marketing brochures and make all sorts of promises (unless they are members of BP). 

I don't buy anything fancy because it's the bells and whistles that break, a basic range or fridge will last a while.

They can answer phones, return routine calls, schedule meetings, schedule repair people, post ads on craigslist or postlets, create flyers, write articles, prepare mailing lists, pull comps.

You had some great tips in your podcasts that I practice routinely. 

I do the followingSend 29 emails to every prospect over 59 days15 Text messages over 90 daysCall on day 3, 5, 7, 10, 15, 30 60, and 90Call my COI monthlydivide your list by 22 and call that many dailyCall 6 people I do not know weekly2 Realtors2 Lenders2 VendersMix up your routine go to lunch at a different place get gas at a different stationfill up half way...

After I've sailed past my first million in net worth, I am taking you out on a fancy dinner date in Bakersfield.