Worried about keeping things separate now that I’m thinking along these lines a month after owning / after rehabbing the property but better late than never, I hope. 

In my own experience, when a tenant needs 2 jobs (not 2 people have 1 job each) just to make rent standards will ensure frequent repeated late rent payments.Consistent long paying jobs and income history is more indicative of stable rent collections.Keep looking.  

Perform the same task in each app to ensure a fair comparison.Load a property with pictures and details.Market that property.See what your marketing looks like from the public's perspective.Submit a fake application to see how easy the process is.Run a credit/screening report on yourself.Enter a maintenance request, assign a vendor, and attach a fake invoice.Enter charges to the tenant's ledger.Enter recurring charges and automatic late fees.Sign documents electronically.Run owner reports.After testing a few apps, one should clearly stand out.

I'm new here to BP so I'm late to the post here.

We write our leases to expire late spring or early summer.We had an Escondido tenant break lease moving out Dec 31 (terrible time).  

As he was leaving the seller’s house, another investor pulled up—too late.

Every afternoon it has rained.  

The best cash flowing deals in Sacramento right now are seller finance, which we've been getting more of as of late.

If you are a broker and are on this list how would you feel being treated like a late night informercial kitchen gadget buy one get two free offer?

I will start searching and calling around this afternoon.