i have seen that quadplex on the market for a while and yea it is definitely more than i would like to tackle right now but i think i could possibly make that SF work thank you for the recommendations  @Anthony Benoit For what it's worth, I'd estimate you'd need to negotiate the purchase price on that SF down a bit to make the numbers work in that area (BRRR or F/F).

Others recommend tools like Stessa or Buildium to track actual costs and project future expenses. 

Tried other things but can't make anything better since it gives me space, allows me to prioritize and delegate, and is practically free.

In other words, all the other MTR hosts are dealing with the same expense.To control this expense, I always recommend an utility cap where tenants are charged for any usage over an established dollar amount.  

Lawyers like doctors specialize in different areas of practice.

Rhino is an insurance program, and I do not recommend them.

Sad, as I am sure I would like the views and the area, but it makes perfect sense practically, financially, and legally.Just curious but what color is the sky in your world John? 

For jacksonville I would highly recommend Elenis at Thirdstone Properties. 

Did you work with any real estate professionals (agents, lenders, etc.) that you'd recommend to others?

I recommend doing your homework on the topic.