And yes there are apps that integrate to make your life easy. for eg Bill and Pay for recurring rent, email invoices, portal for tenants ACH or credit card payment.Here is what you can accomplish after you have written your instructions you should be able to pull up reports by owners, property, units, tenants, vendors, employees, hard and soft money loans, including constructions... and anything you enter and more. -- chart of accounts is just the starting point-- rent roll-- tenant - invoice, statement, payments, credits, recurring rent - advance-- security deposits -- work orders - completed, tenant's call, --lease expiration -- email's - has also a mini CRM build in--as to owners - summary and detail, reserve funds, -- Get reports for everything you enter... create pdf or export to excel .

Give yourself a place to retreat to when the day is over: finished bedroom and bathroom, usable kitchen.Buy a shop vac, soft bristle broom, a dustpan, and a big trash can, and sweep your living-area and path at night.  

It's about as accurate as you can try to get for soft numbers like this. 

Just saw a episode of Judge Judy.. similar situation.. and yes,, the insulation needs to come out. you could get additional quotes,  remove brush, trash from exterior, any tree limbs that touch building, get exterminator in to bait and trap. next will be holes thru the ceiling from the rats.. any holes or vantage points on roof they are gaining access from, by A/C unit or vents that are damaged.. they are getting in some how and food source is active enough to keep them. 

I have pulled sold comps and given those to appraisers, but the truth is your soft close super nice cabinets that you paid a premium to have installed do not really add a huge value to the house.

@John Chapman  I know I paint a broad brush.. but if your unlucky enough to get a house that settles 6 inchs because of soil shrinking.. then you have to deal with it.I have one left and god I hope I can get it off the books in the next 60 days.last one I sold while in escrow monster hail storm had to replace roof had to postpone sale had to pay deductible   all in all cost us about 4 to 5k ... and owner got a brand new stinkin roof. 

We have a local supplier who provides a couple of lines of cabinets (made offshore) which have plywood boxes and soft closers at a very reasonable price.  

Site improvements, utility service, permitting and other similar soft costs add more.

After gathering this information, you determine your max land cost as follows:Completed market valueLess: construction costsLess: soft costsLess: desired profit= Max Land ValueAs a note, construction lenders will usually lend up to 65-75% of completed market value.

A pro painter should be able to do them quickly and with a much nicer finish by using a fine finish paint sprayer (not a brush).You may consider getting a design consultation if you can find a good designer that regularly works with flippers.