I am actually an advocate for owning investment real estate in an LLC, but in a far simpler fashion than most believe is necessary. 

Make sure you have well water covered, rock roads versus hard surface.  

However, their 38 page Prop Mgmt Agreement for OneRate is daunting--it lists many exclusions to their obligations such as any damage caused by force to a surface (whether from tenants, animals, roots, wind or other force of nature, etc).

If it is surface mold (and non-toxic), you can try bleaching everything and keeping the dehumidifier running. 

I think in these circumstances such items will be quite suitable to new fashion.

I would hazard a guess that 90% of all investors that ever made any serious money in real estate did it the old fashioned way - they bought the property and held the property, the same way that 90% of all investors that ever made any serious money in the stock market did.

While this might seem fair on the surface, it may not accurately reflect each tenant's actual water usage.Usage-Based Billing: Implementing a system where tenants are billed based on their actual water consumption could be fairer.

Lots of problems surface in the 11th hour with ARV based appraisals.

I've used other programs in the past (Quickbooks) and an old fashioned spreadsheet, but neither worked for me.

I stick with good ole fashion LTR and hold them for many years.