Property cash flows very well and has become an excellent tax shield with my other properties.

I track everything in an excell spreadsheet that I modified from a template i found online (also free) stessa.com is free app for tracking expenses that links directly to your bank account.As I scale I plan to move into a software but as of now I am fine with what I have and as you can tell I like free.  

In the mean time I'm using Excel and may also have to look into Quick Books. 

I feel these would make an excellent next move for me.

Picking up the property in distress and fixing it up offers an opportunity to get some, most, or all of your capital back at the refi table.Here is a very simple deal to play out how it works. 

I capture different formulas for buy/hold, rehabs, loan costs, material costs.I made one excel workbook with several different sheets.

@Rahul Kanani, excellent questions. 1.

Most of my SFR are excellent tenants with solid income and nice neighborhoods. 

@Bonnie Cerrutihere are two excellent threads to read:https://www.biggerpockets.com/forums/48/topics/1159104-overl...https://www.biggerpockets.com/forums/12/topics/1171104-the-m...I also agree with others that you can't pick a market based on numbers. 

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