We had a couple "we buy ugly houses" type companies come in and offer less than even the lot itself is worth.

Your bank account will thank you!"

We have hired   a property management company for all three rentals.

We own and operate a mid size REI and property management company in Marquette Co. (~300 units or so). 

I currently use rentredi and am disappointed in it, I want to switch to STRESSA but find they collect rents into their bank account.Has anyone used RENTREDI accounting software, they want $100.00 per month which i find exesssive.

If you are going to have a company manage your property, I would recommend you find someone that is local. 

We have a partnership entity, so it has to file separately and needs balance sheet accounting.

The contract must contain:the contractor’s name, address and telephone numberthe approximate start and completion date, including any contingencies that would change the completion datea description of the work to be performed and the materials to be provided to the consumer, including make; model number or any other identifying information; and the agreed-upon price for the work and materialsa notice advising you that you have three business days to cancel the contract, unless during an emergency you waive the right in writinga notice that all payments received by the contractor prior to completion of the contract work must be deposited in an escrow account

I know this is hindsight but when ever you lend money you should get a Lenders title policy and give escrow instructions to the title company that your loan is to be in first position.

Starting out, I would try to take equity from your primary/another property using a HELOC, borrower against a 401k/retirement account, or partner with someone that has cash.