I hear you—Excel can be a burden, no matter the size of your portfolio.

Know your numbers no matter what and use the BiggerPockets Calculator Tools!

Bottom line, no matter what you do, I would never keep someone without some form of a deposit and some form of a written lease. 

Will be experimenting with glue in ends before tapping back this time (no matter which mechanical means I find).

I am trying to get a neutral scheme that will appeal to a range of tenants, and by doing so leaning towards a more natural or darker wood look instead of a grey for the floors but there are a bunch of color options.Any opinions or tips in the matter are much appreciate, and if anyone has used this color scheme with Lifeproof flooring before that would be great!

I do find that some of the "Pros", not singling out Jonathan or anyone else for that matter, do come off as arrogant and condescending in some of their reply's. 

I started/continued cultivating about half dozen different commercial brokers, by taking incoming cold/warm calls from brokers for off market offers(calls I used to just hang up on) from their fund buyers and deep pocket private investors, and soon realized(as few of the brokers had warned) that off market deals for this asset are always gonna be low ball, no matter how premium my location.

But, those of us who have been in the rental game for more than a couple of years know that cash flow is a myth with most rental properties no matter what the initial analysis shows.

It's easy to pontificate about this deal or that deal, but no matter how good a deal looks, it's still scary to wire in a big chunk of your net worth to a property that will most likely cause problems for the first coupe of years while you stabilize it. 

I'm not so much a DIY type when it comes to legal matters so I am looking for an experienced attorney who specializes in tax foreclosures - ideally in that county.