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. 

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.  

Further, I had negotiated 12 months interest reserve; they cut that to 3 months.  

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

If she is living on the edge encourage her to get on a list for subsidized housing. 

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. 

After the banking failures early last year and the current razor's edge of the banking environment, you had better believe that regulators and banks are hyper sensitive to any potentially bad assets.

My uncle has an offer he pays all development fees and then gives the guy who engineers it all 33% gross cut.

The tenant babbles about a broken down car, hours got cut at work, or whatever his excuse is.