That's basically what I used propstream for the most and if I can pay 100 a month for resimpli and get those features and also the crm and accounting features I'd be happy. 

Quote from @Ricardo Lemus: For a newer investor, a good investment is a property that pays for all expenses with some cash left over.

I think you have a solid basis to sue them for all of the damage - though getting them to pay will probably be difficult.I only asked about them being related to you because such a situation can cause awkward moments at the next family reunion!

It is a sales tatic.2.

I take the approach of the investor pays me a fixed fee to learn this on their own so they never have to pay me again if they don't want to.

You won’t get the metrics like the pay down or the returns on the second note this way but you can get the accurate cash flow.

And, even then, hitting your rate target would still be extremely challenging unless you were paying points up front, in which case it would probably make more sense to just try to put in a bigger down payment (or pay down the balance if refi) instead and get better terms naturally offered at the lower LTV.

You get what you pay for with a bigger firm that is cheaper.

I don't like seeing a bunch of blue haired nerds running around crying about how evil their landlord's are for forcing them to pay their rent on time, but I don't want being a blue haired nerd to become a criminal offense.

Since you can't control the sale price, you basically have a $4k cushion to your reno costs, or otherwise you lose money compared to the as-is scenario.