We just hit the charts in a bad way though as one of the fastest growing cities for cost of living, but it's because of exploding housing costs.

Then how come those "costs vs value" charts typically show a bathroom remodel as averaging only 58-65% return on investment?

This is precisely why I self-manage (despite being out of state). 

I have never worked with a client that lived in one side of a duplex – so this has been a good exercise.If you aren’t in a place where you can have a separate checking account for your business property, I think you can structure your Chart of Accounts to create the division between business and personal.

I know how deceiving management companies can be when representing their rates so I just wanted to find out if that was something that was being broken down in your chart.

Understand your chart of accounts, the p&l statement, how proforma income statements follow more along with accrual accounting while your actual accounting method is cash accounting.  

I understand the pay is negotiable, I just wanted to see if other agents had any more precise knowledge of the typical payment sturcutre.

I use quickbooks and would be happy to share my chart of accounts and systems with you.

You have to include this if you are assuming the $80K was invested in example 2)$600K (total cash at the end of 30 years)Tenant buys ($20K paid):$100K (property value)$150K (cash flow $5K per year for 30 years)$350K (principal plus interest from investing the $80K at 5% - so the number includes the original $80K)$600K (total cash at the end of 30 years)These are not precise numbers, but essentially you end up with similar outcome, because you are reinvesting the "initial cash difference of $80K" or the "added yearly cash flow of $5K" at the same interest rate. 

If you just want a scheduling tool, looks like wrike might be your tool to develop Gantt charts etc.