I'm thinking that I need to go to an electronic receipt tracking system, I've been doing it old school all these years - dump them on my desk, some month down the road go through them all and file them to folders for reach property, start a new folder each year. 

What would be the price ranges of Class A, B and C properties in your markets of move in ready or something with light repairs (where a buyer could get a conventional loan, not a distressed property)?

I don't even think its worth a sub-to We had a similar deal last summer that looked like it was on a glide path to closing and then the REAL numbers came to light and the wheels fell off the bus. 

The article below sheds light on how DSCRs come into play with the BRRRR method.

@Marc Shin I like the idea of a dusk photo of it’s the porch and maybe interior lights on.

We must both help our fellow small investors and expose them to the light of day !!!

The other half is mostly turn key, light move in ready, section 8 work that is financed from the start.  

What about drive approaches, parking lots, site lights, landscape, irrigation, etc.? 

Can I get them to come down in price or get them to install motion lights / fake cameras? 

This will shine a light on the areas you have gaps.