Awesome thanks had to do extensive research as the banker confused the hell out of me or was just trying to sell me a refinance.

What sites/software does anyone recomentd to collect rent, anyone have like a template of an excell sheet I can use to get organized?

Collectively, they are known as "Turnkey" rental providers. 

There was an extensive article written about this last year that I posted on this forum when the same exact topic was brought up.

Currently have a 24 year tenant, who has agreed to a new 3 year extension, where they take care of all utilitites, lawn service, snow removal and minor maintenance up to $400. 

We don't collect for submissions, that's all free for our members. 

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

When the fed was hounding them to call my LOC they would not do it I was on 90 day extensions for 3 years while I crawled back..

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Is it a fully rehabbed property with high quality tenants paying top dollar, or is it a run down apartment with below average rents that you collect rent on and put as little cash into it as you can.