We've had really good bang for buck value with Zumper as far as ILS goes.We also bought a matterport camera and create a virtual tour of each available rental which creates a nice interactive way for prospective tenants to see a space and get an idea for its layout before touring.We use Appfolio for management software and it pushes the listings automatically out to any ILS who will listen which has been a huge help not having to list the same property on multiple sites. 

The catch is that if the buyer fails to make payments, then the property automatically goes back to the seller. 

Most leases automatically convert to month-to-month.

Lol) After reading your recommendation, I think I'll open a savings account linked to the business checking and just do automatic transfers each month. 

Our current renter is likely to be renting for 4 years as she has kids at local school and 4 years would see them through to going to college.We have an old detached 1.5 garage that has functional automatic garage door, and just fits their car....not that they do it very often as I think it is a challenge. 

But it automatically kicks you out if you don't respond to the CSR's latest message, even if that message is a statement and not a question. 

If all is going normally (including typical BS delays – we are not naïve), our documents grant an automatic 6-month extension.Since 2010, we’ve had exactly one issue with this.

@Patrick Irish based on what you say, the Sec 121 Exclusion and the 1031 Exchange both seem like they'd be good options for you to defer capital gains on sale of the townhouse.Sec 121 Exclusion has 3 requirements: First, Determine whether any of the automatic disqualifications apply (acquired property through 1031 exchange in last 5 years, or subject to Expat taxes)Next, meet the ownership requirement -> you owned the home for at least 24 months (2 years) out of the last 5 years leading up to the date of sale (date of the closing)Finally, meet the residence requirement -> owned the home and used it as your residence for at least 24 months (or 730 days) of the previous 5 yearsThere is no “Wiggle Room” but there is a Sec 121 “partial exclusion” for people like you that missed the residence requirement by a few months.

Although mine does populate a trial balance and balance sheet automatically also.

Both the new and old accountant send monthly statements, but the old accountant also used to automatically send me an annual statement at the end of the year for my taxes which is really helpful.