But, excel is totally fine in the beginning (in addition to your PM software to capture transactions outside of the properties).We use QuickBooks Online exclusively for all of our REI Clients.

PIN has excellent Everything reports that bank appraisers do use to assess the value of a property but you're better off working with agents in those markets and getting free current market analysis reports.

i am just trying to be candid with you. 

Detached ADU behind SFH, on flat ground with excellent access, in Adam's Point/near Lake Merritt. 

I am in Brent Daniels' TTP Mentorship (which is excellent - HUGE value) and he recommends Batchleads (but not their dialer - for that he prefers Mojo) and I think I should just stick to what he said, but I have serious "shiny object syndrome" - my bad ;)!  

Even the cheap "cashflow" areas right now don't cashflow after real cap/ex costs, maybe on an excel sheet they do.

Dallas is an excellent place to buy real estate, particularly for flipping and BRRRR.

They provide excellent, practical advice on every aspect of MTRs. 

Regarding adding the bedroom, I think it would be an excellent approach if you could keep the layout functional. 

Excellent mini-Bar!