You've already done something, you're able to learn from mistakes and keep going, you have passion, you have integrity, and you're one Bigger Pockets:) No one on here is mistake-free in their investing, but are happy to use those mistakes to help each avoid the same.

Make sure that you feel the trust and integrity if you lend to a friend who is also an investor.

Tricking them into thinking they have to sign a new lease because most tenants think that's the case lacks integrity, 

Make sure your contractor is reputable and operates with integrity.

Could help you truth some of the numbers, and judge his integrity.  

My own HELOC is currently an integral part of my REI strategy. 

It is delightfully refreshing to see so many want to ensure the integrity of such a program goes untainted so that others can continue to benefit from it, and makes me certain that just because I had one bad experience, doesn’t hold any weight on the quality and character of future military tenants I may have the opportunity to work with.

Next we went to a timer and found folks wouldn't bother to set it ... back to the turning the fan on problem.At the moment we are using a couple of different varieties of integrated timers and humidistats.  

Their whole system is integrated with Podio (CRM) and has so many advanced features ie VA transcribe all calls that come in, pulls comps, auto texting to seller leads, etc, etc, etc...

I also have a spreadsheet I use but I'm looking at it specifically for the reporting integration.