Most prefer havng the entire space to themselves and they don't want to pay a lot.

For the first and maybe the first couple of properties, I wouldn't worry about QB.

I'm preparing to send my first wave of direct mail in the next couple days (planning to buy the list on Saturday [600/700 or so] and yellow letters on Sunday) and I've sort of been ignoring the idea of doing direct mail "in-house" because I don't fully know the details.

Due to personal faith based reason, I prefer to only invest in all cash deals that don't involve traditional financing (so typical passive RE options like syndications, RE funds with fixed returns, REITs etc are not a viable option for me).

I figure my options are to sell and take a loss (not ideal), or preferably find coverage that allows or doesn't care about the K&T.

I prefer ERentpayment, even though they had issues many years ago that have been taken care of now, which is why I'm back with them.

You have a couple ways to access that equity.... you can 1031 your orange county property into a large multifamily and create cashflow that way.

Prefer light renovations/updates, and ability to force equity with opportunity to add ADU(s). 

And BRRRR in general are hard to make pencil, primarily because rents in my market, while up, have not really grown as fast as overall property values, and the cost to finance is much higher relative to a couple years ago.

It  depends on the scale of your portfolio but if you have a couple properties and they’re all straightforward, I think google drive is fine.