Your comment about building more houses/increasing supply to make housing more affordable seems to indicate that you are referring to simply increasing supply to lower prices.  

I do a lot of deals that HML simply wont do..

Doing so ensures they've had notice sooner rather than later, and also so they know I'm running a business and not simply enjoying a hobby in real estate.On the other hand, if the tenant doesn't pay the rent when due, the law in Michigan only requires a 3 day notice.

if it MUST be something creative, you could just simply to seller financing, or a rent-to-own situation.

Both of these providers have the ability to store docs and other info about your property.But if you're looking to simply track links to your mortgage servicer, utility providers, etc. a simple Google sheet should do the job.

For month to month, simply send non renewal notice. 

We all have short memories or those that are newer simply dont know and they dont read the fine print of their mortgage docs..

If you feel you can bill separately for water if metered you should have no issue simply adding a flat water fee and I’d imagine the $17,800  could go a long way in a 2 unit building for upgrades that would have a greater impact on revenue. 

Instead of simply sharing content from other sources, model and repost while giving credit to the original creators.

Depreciation without a 1031 exchange is always recaptured.Partial ownership through a DST or simply purchasing part of a property as a tenant in common should provide the same relief.