Repairs are "fixing" while maintenance is "preventative" and not keeping the expenses separated may affect your ability to qualify under the Routine Maintenance Safe Harbor. 

Your memory skills are based on the routine that you do.

Create an email and if you want to get fancy you can create Google Groups

(sorry I don't know what it's called)Or if you want to get fancy get one of these

I fancy myself a specialist for investors in the world of insurance; I think $12,000 annually for insurance on a building of that size is a bit low. 

The material is interesting, there is no upsell, and you do get a fancy certificate by email.

The Net Sale Price is computed by taking your Gross Sale Price and subtracting your routine “permissible selling expenses.”

I routinely meet clowns who think they know more about fixing Pittsburgh crapshacks than I do.

@Matthew Sharman I routinely offer 2-yr leases once a tenant has proven to be good the first year - maintains the home, not too many “stupid trips” and pays on time.

For us we either do or do not provide and if it’s provided then we as the owner are responsible for routine maintenance on the appliance and only time tenant is responsible is if they did not take proper care (or use) of the appliance.as a sidenote what if a tenant said - cool not part of lease come remove it I want my own fridge - you will spend more moving it out than you would by including it in lease.