@Colton Kotylo, with the new NAR settlement and the ever-changing landscape of buyer/seller representation, particularly commission fee payout, this should have been crystal clear between you and your agent before she toured homes with you.

If the tenant has paid every time on time with no issues it’s a simple mistake probably a electronic timing glitch. 

The landscape of real estate education is vast, and while I've garnered immense knowledge from many, none have resonated with me quite as profoundly as Subto.Whether you're at the dawn of your investment journey or, like me, have weathered the trials and tribulations of the market for years, Subto has a treasure trove of insights to offer.

If the software is not simplifying your life or making you more accurate, you shouldn't use it.Software does have extremely helpful features like online payments, marketing syndication (click a button and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Whether you're buying or selling, August 2024 presents a landscape filled with potential.

Closed sales climbed by 1.7% compared to August 2023, showing solid demand despite a competitive landscape.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

If the seller is still on the property after you close (you negotiated delayed possession), I wouldn't be opposed to doing exterior work (roof, landscaping, concrete, etc.), but I wouldn't do any interior work.

With carrying costs, repairs, and previous unknowns, I am now looking at approximately $65k as we are doing nearly everything ourselves (I own heavy equipment and previously had a contracting/landscaping business).

I use KeyCheck, a FF affiliate, for background checks, lease agreements (available for all 50 states) and electronic signing, and payment processing including credit/debit card payments.