If you're on a budget, podio (or if you need a ton of customization for very specific situations) custom built podio setups is a good place to start. 

My strategy is to find a good agent, analyze the off market deals presented to me on either SF or MF within my budget, account for some repairs so I don't want to buy turnkey but also don't want to BRRRR from out of state (at least not yet), and rent to section 8. 

For you, it’s easy to project and budget.

Budget Deficit: Was $3.1 Trillion in 2020, is now $1.9 Trillion. 

You say these deals are "within my budget".

My tip is to focus on what adds the most value to the property and the market you’re targeting.No matter how thorough your initial budget, unexpected expenses are almost inevitable.

If so, what is your budget because that affects what neighborhood or city can afford which affects the type of tenants you would ultimately appeal to. 

For example, if your contractor quotes $7K for windows but the price jumps to $10K when it’s time to order, you’d have to cover that extra $3K.A contingency budget allows for situations like this.

A person's budget is usually geared to their income.

If the air conditioner is not your job, advise your tenant of this, and offer suggestions.I would seek to seal and insulate your attic in September, as it's a bit hot right now, even though it's nice and cool today outside.Message me directly if you need more advice or ideas.If the expense is too great now, work on a budget to do it in the spring.