I've assigned a handful of contracts over the years, but I'm always looking for insights on how to make the process more seamless.

I tried to show it in the first 2 pics, but I'm not a great photographer :)  We decided instead of forcing our craftsman design on this street, we'd try to blend in a bit. 

t happens.I think the good blend is don't raise rent unless you are significantly below market or when the tenant leaves. 

This seems the most seamless Option #3: I haven't found one but is there a hosting tool that collects payments and allows you to choose how to split it up and automatically payout property owners? 

I did own 1 duplex in the area before moving.Currently I self-managed a small portfolio of 2 SFRs but have constantly tweaked my management/ processes & procedures until it has become seamless.

It's not seamless..

It is confusing once you start mixing equity and blending the portfolio so make sure you are running your numbers very seriously. 

If you don't want to do that, go to the moulding section at a big box and try to find some simple wood moldings and build out the sides of that cabinet (it will blend in with the rustoleum finish)For refinishing I would use Rustoleum cabinet transformations. it holds up well the application is pretty dummy proof and it looks great (I've used Kona, Chocolate, Rustic, Cordovan, Expresso, and Pure White--- Kona with no glaze is my current favorite).

I have seen buyers get a 7 cap and then have a plan of through cost savings with various strategies and  rental increases over a 5 year hold hope to blend the cap rate up to a 8.5 to 9 on exit.You will see high cap rates in crummy areas but unseasoned investors do not know that is not a real cap rate once underwritten by a seasoned investor and so they are really buying a low cap in a bad area.This is why once again an experienced sponsor will tell it like it is for expected return and quality with a project.

I disagree wholeheartedly that a handful of blended investments in a fund that is delivering 7-9% returns is a better risk-adjusted bet than holding an index fund of the best companies in the country that deliver a high return with less exposure to event risk.