I'm doing the best I can, the bigger house will probably cost more for purchase and repairs. 

The only things I have seen them take are comps and a full repair list when they are appraising the final flip.

It will help you manage request for repairs/maintenance requests, notify when you are getting a lease coming due, and perform superior accounting verse other more watered down apps.  

However, if you're set on managing it yourself there's plenty of websites and apps you can utilize for rent collection.Some may or may not include messaging for requests such a repairs or maintenance, but if you're looking for rent collection there's quite a few options on the market that are affordable.

The water leaked through a shared wall into their neighbor's space and repairs are being made.

Their approach resembles the BRRRR method.For example, we have a 3-bedroom, 2-bathroom home in fair condition (requiring less than $20K in cosmetic repairs) that has been on the market since August 2024.

If you don't allow someone to access the property when they paid to do so, that sort of thing.Negligence is when you don't make a repair and someone is injured.

I've also been focused mainly on Pgh because I have family there who are contractors and can to do any repairs/refurbishments.  

Think about how you can make these properties better for the next person to live in, whether through repairs, renovations, or improving the management.

I would make sure they are both up-to-date on repairs and mechanicals before investing in a third asset that could have repairs come due all at the same time as your others.