@Jordan Meltzer unless you find a screaming deal - a Class A property won't cashflow for 3-5 years.Class B: 1-3 years.Class C: most investors don't properly understand the risks, so should stay away from them.So, you may need to deal with negative cashflow, but plan on appreciation increasing your wealth.

The proper answer is "it depends" I don't know anything about your case.I do prefer simple over unnecessary complexity.

this is what Oregon has done starting in July to regulate  the wholesaling activityhttps://www.oregon.gov/rea/newsroom/Pages/2024-OREN-J/Proper...  

This will get you the name on the dog on record designating that specific animal as their ESA.Good idea -- AND ask for additional rent/deposit, unless there is some legislation forbidding it for a properly registered service animal.My humble opinion, all this "emotional support" stuff is simply BS so they can take their precious animals everywhere they go and not have pay extra.

Hard for people to find using just the lookup function.  

How would you recommend, or what resources would you refer for us to properly figure out how we spend our time and appropriately get compensated for it?

And how do I roll this into a cheaper mortgage (my dti would be too bad for another conventional).Maybe a lender would be able to consider the electric "working" with the proper inspection?

And here is where I actually got properly annoyed. 

If transferring the property to an LLC, be mindful of the due-on-sale clause, and note that an LLC itself does not offer tax savings unless electing S-Corp status, which is rare for rentals.To maximize tax benefits, consider cost segregation, bonus depreciation, and short-term rental (STR) strategies, which could allow you to offset W-2 income if structured properly.

RM (and most other good management software) does double entry accounting, imports bank info, has reconciling functions etc.