My lack of understanding involves the "applicable exclusion amount for gifts" from the above article, and maybe we're misunderstanding the annual gift exclusion as well. 

I charge myself the rent I would have to pay if I rented the same apartment elsewhere, by depositing that money into the "house" account.

I tried googling BPO and Cleveland but I only get the brokers in charge of doing BPO. 

Syndication isn't something that will take up too much of your time starting out, and there are plenty of people out there who will take the time to mentor you free of charge and let you in on deals.  

Someone charging upfront fees?

B. (1) BUYER HAS: 30 Days After Acceptance, unless otherwise agreed in writing, to: (i) complete all Buyer Investigations; review all disclosures, reports, lease documents to be assumed by Buyer pursuant to paragraph 8B(5), and other applicable information, which Buyer receives from Seller; and approve all matters affecting the Property; and (ii) Deliver to Seller Signed Copies of Statutory and Lead Disclosures and other disclosures Delivered by Seller in accordance with paragraph 10A. (2) Within the time specified in paragraph 14B(1), Buyer may request that Seller make repairs or take any other action regarding the Property (C.A.R.

Generally some of the things you listed will attract more applicants, but might not command that much more money (i.e. granite, decks, etc.)  

The PM  charges a 10% monthly management fee, plus a $350 annual lease renewal fee, plus 1 full months of rent when placing a new tenant.  

I remember they were charging a lot for the full service 'classy' accommodations & did extremely well with a waiting list of several years. 

I hear the market is crazy right now where landlords are charging really high rents.I have a realtor i trust but thats about it.