I'm struggling a little bit on deciding the best agreement to make sure I can get some cash flow, payback the HELOC, and not drive the new mortgage up too much with the Refi out of the HELOC.

McKinney is thriving, but so are other parts of North Texas, and a broader perspective could reveal other great opportunities.Here’s what I’ve observed managing a significant number of rentals in the area:Bedrooms and Layouts:3-bed, 2-bath homes consistently attract the largest pool of tenants and have the highest occupancy rates.4-bedroom homes have grown in demand, especially with the rise of remote work, as tenants look for extra space to use as a home office.Square footage is less critical than number of beds and baths.Supply and Demand:McKinney’s growth is driving demand, but the quality of the location matters greatly.

From digging into real time market data and calcualting cash flow.. to literally driving for dollars, you want someone with an incredible network of pros who can unearth leads (probate attorneys, divorce attorneys, local fix and flip circles) that might connect you with a ready buyer or flud tenant.

You might be able to find something in a neighbouring state to the east which is within driving distance.

You can't even drive by and look at a tree before you decide if it needs to be trimmed up or cut down.2.)

Keep personal and business finances separate to create less headache.You should also do the following to make your bookkeeping easier:- File all receipts in a dedicated Google Drive folder.

They go into the sad state of the economy and particularly real estate valuations (properties depreciate, not appreciate like we're used to) which is what drives a lot of Japanese investors to the states.

For seasonality, I take into account holidays and local events that might drive demand.I'd be happy to connect for more ideas! 

If you don't do anything within the software, maybe only your bookkeeper needs the software and he/she can print out the reports for you.If you want access, then you and the bookkeeper would need the desktop version and possibly a shared folder like google drive to share the quickbooks file.Intuit used to sell the quickbooks desktop(one time purchase).

Quote from @Daniel Reed: @Jonathan Greene So, are you suggesting that this issue is indeed driving investors away from Florida?