If this has not been provided, I would be looking at a different agent (or even going flat fee and saving yourself the 3% listing agent fee which you could apply to the sale and still not be any further behind).

My expectation is that rents will be flat this year for the most part, and then pick up steam over the next 2-5 years once we get the apartment inventory cleared out. 

Leveraging WLI as a place to store excess cash, generating better returns/dividends than a savings account, AND taking a loan out for ANOTHER investment vehicle WHILE retaining your accounts interest/dividends seems like an advantageous setup for someone with the capital and discipline to do so.

Owners should write a narrative about deals/assets for insurance providers.2-3% rent growth is always appropriate.Rents are flattening.Buyers are focusing on untrended rents.Getting the pig through the snake, as an analogy for getting through current excess rental inventory absorption to get to a gap that will exist in a couple of years.

When a tenant moves out, transfer the deposit back to Checking so it's ready to apply towards expenses or refund the Tenant.If you end up with excess funds in the Checking account, I recommend you transfer it to a third account designated explicitly for future investments.

Tree's are they big doug fir or just scrub topo of the driveway flat hilly etc..

You should only consider switching when your current software has a significant flaw or lacks features that force you to spend excessive time on workarounds.

The site asks for my budget but I don't know if this is a flat fee or an hourly fee?

The way Ziprent operates is they charge $1250 flat fee to place tenant.

Single Family rent in Austin is currently Flat YOY (down 0.05%) How are you keeping your investments afloat in this market?