We want to continue this way of making a living but not at this rate.

You will take a dediction on Schedule E and then continue to take an annual depreciation deduction every year in the future while you own the property.

My plan was always to retire when my passive income reached at least half of my W2 salary.Real estate has done well for me, BUTI have continued to increase my W2 salary each year.So I'm actually going backwards with regards to my retirement goal.And that is OK...

I've been using excel and up to this point but as I continue to grow and add on more projects the accounting side of things is getting out of hand. 

continue to reach out to more banks until you find the right one for you.

Did the tenant continue to report problems?

Personally I would not change anything and generally stay away from paint on wood so as not to have to continually do repainting.

This allows me to use that money to continue to invest in more rentals and refi again (Buy, Rehab, Rent, Refinance, Repeat...

Landlord has been accepting $2k instead of the agreed $4k since 1.5 years and now all of the sudden he is asking us to pay back rent to continue the lease.

Ultimately she wants to be able to continue cash flow while she's alive and provide a lump sum for her college granddaughter which a portion would go to the sell.I appreciate your point of view.