My best advice is to work with a realtor who also invests, can give it straight which one is a bad deal/good deal, and can plug you in with their systems and network of lenders, GCs, and PMs.

I may just need to file a satisfaction of mortgage and just do the cash out refinance at 70%LTV on my 3 unit versus the 75% this strategy was going to allow. 

Which currently does not have a renter due to Power company messing up the yard and sewage system.  

Every system you try will have flaws, or you may salivate over a feature that appears in other software.Some familiar names are mentioned frequently: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend conducting thorough research on each app online to understand their offerings, pricing, etc.

Specifically, I'm looking to understand:What exactly constitutes Property Accounting versus Corporate Accounting?

Some of my properties have appreciated and some months i do have to be negative in cashflow but i am holding on, improving my systems in place because i am doing it for the long term. 

However water and gas are trickier for the property has central plumbing with two water heaters and a central boiler system for heating.

The only thing I can do know is grow the company some more to get the cash flow to fund a better system!

There are no loopholes and if you operate outside the rules you will be shut down, it is only a matter of time.You are correct, unincorporated Pinellas County versus Saint Pete have different rules. 

Tenants realize this and will more than likely treat your place with more respect.The property management software makes it all soooo easy and it will set the foundation for you to scale with systems in place.