I have a 3/2 in Phoenix, AZ, with a pool, RV parking, and an attached shop addition that could easily be converted to an ADU.

Dan is right, OOS is hard and you will face an additional cost burden local investors don't have.

Typically, if you need aggregate data from the property manager along with additional expenses outside of the PM, you’ll enter the PM info into QuickBooks on a one-month lag (since the PM company needs time to close their books).

Suggest you plan on an additional $20-40k for things like this. 

You may also occassionally see 6 or 7 month lease terms with LTR (more common when an annual tenant renews for an additional 6 months, for example).I've never heard of a 2-5 year lease term when referring to MTR.

(Or are you just doing it all yourself and your agent is basically just unlocking doors?).

If you get additional basis during 1031 because you did a bigger purchase, the added basis is treated as a new depreciable basis.

Thanks for sharing that wording, I will add it to my future lease addendum

Additionally, all my expenses are about $850-1000 a month.

Would love to dive deeper, this might be the kind of creative financing that unlocks momentum for newer groups like ours while we build investor capital.