It is cash flowing a couple hundred bucks every month (so rent > mortgage).

Last time I checked, there were hundreds of spreadsheets and I'm sure many of them are designed by/for flippers. https://www.biggerpockets.com/filesYou can always find fileplace at the bottom of every screen, left menu.I also recommend you go to etsy.com and search for "house flipping spreadsheet."

Gravel he had not paid for and owed them hundreds of thousands  we paid for the rock and made him give us supplier receipts for the rest of the project and paid suppliers direct. 

I’m thinking a less expensive granite vs. quartz in kitchen, maybe not spending a lot on the showers/ glass and trying to finding cheaper cabinets for everything but the kitchen. 

Another thing PM like to do is get the tenant to move so they can rake in the $$ for turning the property and charging you hundreds to get another tenant in there.

., and breaking the drywall and kitchen cabinets with sledgehammer if I evict them for non-payment of the rent.

I recently retired from the military and I don't want to ask for permission to do something reasonable anymore since I had to for 29 yrs.As the owner your little bit of energy savings and wear and tear on the unit will cost you hundreds if not thousands in lost revenue.

That's based on hundreds of permits I track on a trailing 90 day period.

I've been a full-time real estate investor since 2019 and have flipped hundreds of houses and currently own a 50+ SFH rental portfolio (including short-term & long-term rentals). 

Thank you in advance.Tim and KristinaIf you decide to go the STR route to take advantage of the tax loophole, I highly recommend reaching out to John Bianchi and Taylor Jones with STR Search - they are experts in the space and have helped hundreds in your position.