Have you explored taking a heloc on the current residence?

Make many offers below asking.3.  

Most PM software allows late fees to be charged.Ours allows us to absorb the cost of tenants paying electronically thru the software - it usually wants to charge tenants, but we want them to pay electronically.We manually charge tenants a Processing Fee for mailing in their rent, a slightly lower Processing Fee for depositing to our bank.Your success will depend on the Class of your tenants.

These cities all offer solid fundamentals in rental markets.

They are sure to move on at the end of their lease term. 

You will meet a lot of great people here that will help you on your journey. 

I'll randomly get crap offers on my properties from idiots in his programs or whatever it is he's calling it.

I know its mean to say that people who do their own contracts get what they deserve, but you must know that if you are paying a couple hundred thousand dollars for something it just might have been worth spending $600 on a lawyer to do a proper contract for you.

And maybe @David Krulac has some further ideas to offer ...

So, here are the basics based on my market, which is AZ.