This would allow you to participate in the appreciation and tax benefits without any of the responsibility to manage the project or book keeping. 

I am curious which accounting and bookkeeping packages smaller landlords prefer to use? 

She has cash and time during day, but I would do bookkeeping + set up/run BnB site + have reno skills.

I still want to proceed with the refi because the new loan will not only simplify my bookkeeping, it will increase my cashflow by $850'ish a month.

I've also done some research on here and throughout reddit where people hate management companies so I looked into seeing what an in-house management team would cost. 1 FT property manager = $45,000 1 FT Handyman = $40,000PT bookkeeper = $20,000Leasing an office = $15,000Paying employees insurance = ?

I run payroll for all my companies, I do the taxes for all my companies, I handle 80% of the book keeping as well.  

You can export your report in a csv file with the pictures of receipts and send it to your bookkeeper or to yourself for your record keeping.