Then over the course of the first year or so, if you could raise the rents by a total of $1k/mo (they are currently $2k, $1k, and $1k), then you might be able to pull out about $60k-$80k in a cash out refi. 

I offer an online payment portal to submit rent payments via ACH or CC - they "couldn't figure out how to use it" so I set us up to accept Zelle payments.

Of course, the floor plan has to be conducive to this.

You can also check their reviews online at Google, Facebook, or Yelp.

Hi @Tyler Bolton I hope I can help clarify given I see a lot of muddled points of view on these matters online.  

Do not overly complicate the letter, or you will scare sellers and tenants.I want the tenant to sign, of course.

I picked her exactly because she had a good social and online footprint!!

Of course.

Of course, managing your own properties is a good thing (instead of having to spend the money on a manager), but you have to manage your property in a professional manner.

For example, intro's to people here that can help you with certain specialties, planning, feedback on neighborhoods, financing of course, etc.