I self-manage some of the easy ones and most were rehabbed within the last 5 years, so repairs are not excessive. 

@Andy Rousch Branson is like old-people Vegas in the Midwest...except instead of gambling they have an excess of theatres, and amusement parks hahaha.

Its about $2100 in excess, and if they stay the course for one or two more years it’ll grow.

After working on a flip locally, I know I spend excess money on repairs on my 'long distance' property.

The increase in rent doesn't justify the excess debt you are taking on.Why do the repairs at all if it's already rented out and cash flowing?

Yes, 10% EM is excessive in this case, and whatever EM goes to a title co.

I have been involved with short sales that have taken in excess of 1 year because the owner had trouble qualifying and the banks assessment of the property values made it more profitable for them to foreclose.

My primary strategy will be buy and hold and build up the excess cash flow for a down payment on the next property.

Secondly even with the shortage at the time the amount of money they take out each month leaves an excess of over $1600 in escrow at years end after my taxes and insurance are paid so there was no reason for doing what they did.When I brought that to their attention they told me "Don't worry you get an overage check back" when I told them I didn't want the check I wanted the months payment the allocated to escrow(putting me two months back" taken out of escrow and put back to my payments they told me it wasn't possible with no explanation.

It will take many years for you to get Cap expense numbers because some of the items will have lifespans in excess of 30 years (windows, roof, tile work, etc).