The reason I did the high percentage debt is that hard money folks seem slow and getting cash off the credit card was such a quicker process. 

You'd be better off just refinancing and continuing to hold.But, paying down the mortgage quicker doesn't seem like the right idea either.

I am looking for a good software tool to help analyze deals quicker.

Once you build a report, it can be even quicker.

This way we can play them off each other in an effort to get them rented quicker.

I found the upgrades helps to attract better tenant quicker (so less holding costs). 

The commission may impose a civil penalty of no more than five thousand dollars upon any unlicensed person who, after a hearing or informal resolution in accordance with all provisions of this Chapter and the Administrative Procedure Act, is found to have engaged in real estate activity without the benefit of a currently valid license having been issued by the commission pursuant to the provisions of this Chapter.

But if someone is trying to increase their equity quicker, then maybe a shorter loan is going to be better...and this carries over to what assets people want to buy. 

Might have been a quicker close without contingencies or one of the two.

But with a personal guarantee, the process is much quicker if you have at least a 680. 0% interest for 6-18 months, stated income, and no collateral.