I have found that the national banks are pretty much useless. 

I don't have experience with STESSA, but have managed my own small portfolio with QuickBooks Online pretty effectively.

Hi @Erik Baumer :)  The flooring was installed about 4 years ago, but actually started separating pretty shortly after install.

Memphis has a pretty affordable housing market and tends to offer solid rental yields, which might align well with your goals.

Current State: Knowing the neighborhood(s) we target, and having driven them (regularly) I have a pretty decent list of "looks distressed" properties.

@Stephen Stone I have a property in Oak Cliff that I am beginning a rehab for rental on and another one that is pretty rough and has been vacant for a while that I am about to start at the same time.  

Latest is pretty dark oak, I didn't like their Hickory as much. 

We ended up just doing a shiplap ceiling to eliminate having to drywall and filled the cavity between the two ceiling with rockwool and it has made a pretty substantial difference that wasn't crazy expensive and was a two day project due to eliminating the need to finish drywall.  

On the bright side the 6% rate is actually pretty good. 

But without the proper education it's pretty much a waste of time.