Because active residential RE is not passive, I need RE to return far in excess of 10% lifetime return of S&P 500.  

If the occupant claims to have evidence authorizing them to occupy the property, then they should bear the burden of proving their case.

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.

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.

I'll maybe cash flow negative 100/month for a year based on Hud and housing authority rates.

The goal would be to work with the errors, name one of them as the RP with full authority, and purchase the property without involving the courts. 

The space was rented to him only, he does not have the authority to share keys, and he is disturbing the other tenants.

A bright red grape juice stain on white or beige carpet is damage beyond normal wear and tear.As far as the garbage and the dumpster, if there is trash removal included in your rent, it probably doesn't include furniture or excessive amounts of large pieces of garbage. 

But their web site mentions you won’t receive the title until all payments are completed.

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.