as a single property owner, do not want to pay full price as there may not much of need of reports, looking for state specific lease and ACH/Zelle/paypal kind of payment options for application fee and Rent collection. any recommendation on which plan would be best?

They never turn down a job, they go collecting deposit after deposit showing up to do a little at a time and on to the next project.

It seems like I can collect rent with both and have tenants apply through both.

Did you put in the rent you'll collect into this calculation? 

Both are free (included in subscription) and use Stripe to collect payments.

The longer the tenant stays, the more insurance can be collected to add to the reserves .

You can find higher ROI (on paper) here and probably in other cities…but the probability of actually collecting rent significantly decreases.

Rental income/collections are strong at 100%, but cash flow can be choppy with capex/maintenance along with timing of expenses like when all my prop taxes are due.

Fourth, collect cash flow. 

You may look for a "pre-fab" countertop supplier who sells half slabs (perfect for counters and already fabricated.Look on Pinterest for a little inspiration and start collecting ideas, then see the common look that you gravitate towards.If you'd like to hop on a call, I'd be happy to help with some pointers.