Anyway you cut it they will all want a washer/dryer. 

Microsoft Excel, and most budget or free online bookkeeping isn't going to cut it in this situation.For the rental properties you own directly, I often tell clients and prospects that a P&L in Microsoft Excel is just fine and a balance sheet is not necessary for tax purposes. 

A 1,000 sq ft cabin when you have 300k into the lot just won't cut it. 

Some lines they will say have been "cut" but they put in a disclaimer on all sales that they don't know if a line might be cut.

Many companies will be lazy/cut costs after they have a large enough customer base.Currently Dataskip.io is the best. 

Many borrowers think they can “cut out” the middleman (mortgage or loan broker), save some upfront “points” and fees, and go direct to a lender.  

With the amount of losses you have had it might be a good time to try and offer a Cash for Keys deal for the tenant to move out and just cutting your losses while there is uncertainty about what is going to happen in 2021.

Should I just hire a tree service to clear a path and cut the dead tree?

I am not sure if it was just my market or more on their end but at the end it was a pretty big loss for us, so we cut it. 

-"light value add" won't cut it if you want to refinance and get most of your outlay back out.