Partnering with Seth Choate provided valuable local insights, making this an attractive and strategic investment for Partner Driven.

I greatly appreciate it and all the detail you included.I'll check out the references you provided for leads.

Where people expect and demand some "invisible hand" take care of, provide, anything and everything that creates any impediment to there having what there wanting. 

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Number 1 is a GC , a professional , he has the contacts and provides you with a finished product .

I turn to the boards for support, as they've been helpful in the past providing insight.

Since you’ve offered the $300.00, honor it.Notify them that moving forward you will not be able to provide any further rent credits and offer to break the lease if they feel the living arrangements are no longer working for them.If you feel the above is something you are not comfortable with, I wish you the best of luck with tenants that’s will drain you while they occupy your premises. 

Eventually, and regretfully, I signed up for QuickBooks Online.

My initial hire, working from 5 pm to 3 am, was aimed to provide me with more family time.

Agreed with Account Closed - putting real estate, or a real estate partnership - within an S-Corporation provides effectively no value, while creating significant headaches and tax consequences.The only real benefit left for an S-Corp is partial shielding of employment taxes - but a rental property already doesn't produce any self-employment taxes, so the one benefit already doesn't apply to the rental.Then you have problems with not getting basis in the debt of the property, having a lack of flexibility on future structure, issues with distributions in excess of basis...just nothing about it is good.If the Partnership hires a property manager, and that property manager ends up being your S-Corp - great, now you are perhaps better managing your exposure to self-employment income as a result of these property management fees.