I obviously have no interest in boyfriend staying as they are constantly a week late on rent and I suspect to not receive another dime moving forward.

Also depends on what you mean by modest income and bad credit....Worst case like someone else mentioned, you could stay in this property and buy the next with a DSCR.

It's one thing to fill the vacancy, but it is another thing to get a quality who is committed to staying at your property by paying on time and not put you in any uncomfortable position.  

As you correctly mentioned, you’ll need at least two stays.2.

As for flipping, do you stay in the KC market or are looking elsewhere to flip?

Trying to stay ahead of the game and be proactive. 

I am logging in mine on a simple excel but am curious how others are doing it / staying organized.

In a waterfall, the GP is incentivized to stay the course, gambling the LPs equity, because the GP only makes money above 7%. 

You can also follow Richmond-focused real estate groups on social media and LinkedIn, and work with local agents specializing in investment properties to stay on top of deals.

Stay away.