It definitely has the accounting aspect, but it doesn’t encompass everything needed to run a property management business effectively.

That's fine for you, and it may even be true, but Fannie/Freddie/etc base their rules on aggregate data encompassing outcomes from millions of mortgages and trillions worth of assets.

My umbrella insurance encompasses my home, auto, as well as my rentals.

The options I have looked at are using a pro developer for a custom website, building it using Wix or a WordPress built site with a hosting company, REI Blackbook for an all-encompassing approach.

we use a service called encompass.

Orlando is often encompassing 3 or 4 counties and can include every property and property type under the sun.I had a similar situation, where a past client called me regarding a property that she had chosen to sell, simply because she was not able to get it rented by her PM.

Just increase your rate accordingly to encompass that tax.

I assume the two LLC's might be in a lower tax bracket than the current all-encompassing one.3.

APR is a consumer based idea to specifically encompass all interests costs, specifically including all those costs above the interest charged on the principal.  

My comments do not encompass a full modular completely finished and site delivered to a waiting foundation.One thing to remember is the fact that foundations vary in size.