I have managed my rentals on a very basic spreadsheet (poorly managed) and it is time to clean up my accounting and legal structures.Can anyone opine on a cheap and effective software for the accounting side of the business? 

I plan on going to bigger facilities over time but right now I know I’m not currently capable of competing with them as effectively as I would like to because of experience level and capital.

I'm not sure what else to do, but we have a month before the new tenant moves in and we'd like to get something done that is cost effective (not tearing out the ceiling again :).

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The 25% of RE still owned is in effect purchased at 40% discount allowing cash flow and full extraction of investment providing infinite return. 

HOW MUCH would those charge off's, late payments and delinquent stuff effect me getting my first property?

Remember that effective mail campaigns require multiple touches, and it's important to continue skip tracing to reach absentee owners who may not receive standard mail.If cold calling isn't your preference, consider hiring a virtual assistant (VA) to manage this task for you. 

Since the licenses came into effect last year, my ADR has jumped significantly.

That is still in service, those will have to be determined if they are repairs or improvements depending upon the project and its effect on habitability as well as material that was existing in the property prior.

This deal showcased our effective renovation strategy and commitment to delivering profitable outcomes.