Microsoft Excel, and most budget or free online bookkeeping isn't going to cut it in this situation.For the rental properties you own directly, I often tell clients and prospects that a P&L in Microsoft Excel is just fine and a balance sheet is not necessary for tax purposes. 

As you indicated, make sure you leave something in the plan for contingencies (absolute minimum of 10%), and keep in mind the cost to hold during the time it's under construction and being marketed.Make a plan, check it twice, and decide if it's worth the effort. 

Just be mindful to keep relationships with your tenants strong.I’m curious... if you had to pick just one route right now..sell, refinance, or optimize..where do you think you’d lean, and why?

In most states they must be published in a local paper which all are online.

Nathan keep in mind not everyone is a landlord most litigation in RE is between partners and investors suing GPs etc etc. 

Could I change your mind if I told you that 80% of people who work with mentors achieve their goals?

Not sure, from what you're writing, what the benefit to the borrower was in refinancing, but there had to be something; cash out and lower rate are two that come to mind. 

HELLO ALL, I am looking for an investor , my business name is Solace Minds llc .I am looking for an investor , someone that is interested in new businesses , I am looking for someone that is seasoned investor that not only can help me with cash , I would like guidance .Someone that doesn't have time to look for properties but understands the future of a creative finance investor .Please reach out me .

Keep in mind that someone has to change the trash bags each turnover. 

Mind if I DM you?