My progression has been google sheets -> QuickBooks -> google sheets -> Baselane and Baselane has been by far the best decision.I have a smaller portfolio, but Google Sheets takes so much time and leaves room for human error.

ARV: Be conservative on your ARV since the appraisal concerns one person’s opinion.Timeline: Whatever a contractor says, add 4-8 weeks and budget for those holding costs. 

I would leave yourself a lot of cushion regarding savings.

I have a tenant in Maine who refused to leave after her lease expired, and multiple notices were given saying she needed to leave after it expired. 

You're right that they are expensive, but when you consider the net present value of those dollars, it is well worth the cost (1.5% on the front end then 1.5% annually).My greater concern is from the regulatory side of things.

Inherited tenants are usually a negative, however in that area leaving the duplex totally vacant makes it a target for thieves to come in and steal your pipes, furnace, and hot water tanks.

So, there is a gap here on Federal law and insurance companies that leaves the owner open for lawsuits.

Concerning pricing, we are presently looking at 98.5% from list price to sales price.

And or just walk away and leaving yet another dilapidated house in the hood. they need to pay prop taxs and utls etc..

Leave that loan in place, as long as you've occupied the house for at least one year, you're good to go.