(I am not a CPA and only speak from experience) @Matt Moldenhauer You can deduct all the mileage you want so long as you can justify it and such justification can be upheld in an audit.

I have been spoiled by my access to ESRI's ArcGIS software.  

Is there any software / website out there which can analyze different neighborhood rents and costs (within a distance range), and return results?

I believe we got the "brokers" license; when I was audited they took the "parking" at face value.

Hi BP ersQuestion for those of you who do your own property management: Which software program spreadsheets are you using and why?

By "good" water in your post, I assume some auto-correct software mangled that from what should be read as "cold" - correct?

We never saw any hint of an audit because the IRS doesn't know/care who the property is deeded to (that is a state issue not federal), but more importantly, each property was properly identified in the 1065 (US Return of Partnership Income) on the Rental Real Estate Income and Expenses Form 8825  - from which each member gets their K-1.   

Real estate investors are more likely to be audited than average taxpayers, so if you are evading taxes you're more likely to get nailed HARD by the IRS.

If you use their screening software you still need to check the tenant's references - employment and rental history.

Each disbursement will have audit requirements and verification that work has been accomplished, then there will be a final appraisal.