@Ben Trageser Stessa is an excellent platform for tracking investors' income and expenses; it is user-friendly.

After some strategic renovations, the property not only provided positive cash flow but also appreciated significantly over time.Navigating the purchase of Freddie Mac homes can be a bit complex, but with the right approach and due diligence, they can offer excellent investment opportunities.

I personally use Excel for everything!

As for the refi side, DSCRs are an excellent tool to utilize as they are based off the property, not you as the borrower, so no DTI hits / personal income verification required.

The cash that would flow in a 30 yr loan underwriting scenario is sent back to the bank so that builds equity faster.Forced appreciation, while excellent overall, I am not sure it helps in this situation to avoid income from cash flow as that will probably both provide equity, but also increase cash flow right away. 

Here's why:Affordability: Your $180K-$200K budget works perfectly here, with plenty of single-family homes and duplexes in B or C+ neighborhoods.Cash Flow: Rent-to-price ratios are excellent, with many properties renting for $1,500-$2,000/month.Landlord-Friendly: Oklahoma has straightforward laws that make managing rentals easier.Economic Growth: Both cities have diverse, growing economies, fueling rental demand.Low Taxes: Property taxes and costs are some of the lowest in the country, boosting returns.OKC and Tulsa also have strong investor networks to help you build a boots-on-the-ground team.

The property has been in excellent condition since it was built two years ago, and I’ve lived there myself without experiencing any similar issues.The lease is a standard Texas lease, and I’m seeking advice on how to approach this situation fairly.

That would be excellent! 

It's a fine line and we have easily a dozen other contractors who would give us excellent references about payment. 

Excellent advice, Dmitriy.