I don't think you need an app with a monthly subscription to track property addresses of vacant houses if you are budget conscious and haven't done a deal yet. 

The reason would be that the tenants are not taking care of their apartment and I want to make sure they remain conscious of taking care of the apartment.

My philosophy with contractors (in the past) has been - "hire the right people and stay out of their way".I need an honest, reliable, cost-conscious GC who can pull permits, demo and knock this "fix n flip" out in 3-4 months.  

As you noted, we don't go "out of our way" to mention that we didn't do something, but we are also very conscious to provide accurate descriptions of what was done.  

My house was fully renovated, but lower end neighborhoods are a lot more price conscious and are not willing to pay a premium for a nicer place.

Not so much wetland delineation (need really strong plant ID, soil science, and ecology knowledge) and wetland/waters permitting unless they specifically stumbled into/specialized in that field.

The reserves will be more so for big ticket items in the future but I'll be very conscious of using it for when the market presents an opportunity.  

One thing I need to be conscious about is not being my team members control on how they do their work.

That being said, I am still very budget conscious (raised a good Jewish girl & frugal LOL) and absolutely love the creative aspect of designing homes.

We're seeing buyers being more price-conscious even with rates still relatively low.