Since these projects were commercial jobs and not for myself I have not been able to find a lender.

My fiancé and I also manage 60+ properties in Indy, mostly STR and MTR. 

Most tenants will leave because of the customer service you or your manager are NOT providing.4.

What is the best all-in-one property management software that includes tenant screening, applications, rent collection, maintenance requests, etc.? 

I'd recommend first reaching out to a Realtor in the area that can advise on the value of different projects, and they can also help you connect with a lender who can give you HELOC and other potential options!

@Mike WellsNormally the price of any project, including tax preparation, is discussed up front.These two posts may provide some insight for the future:https://www.biggerpockets.com/forums/51/topics/998718-explai...https://www.biggerpockets.com/forums/51/topics/1088325-expla...

Obviously, based on my relationship with the company, I'm not unbiased, but most people here on BiggerPockets know that I value my reputation above all, and when I agreed to join FTF as an advisor a couple years ago, it was because I was very impressed not only with their business model and underwriting guidelines, but with the CEO (Matt Rodak) and the rest of the management team.I have no requirement to invest my own money on the FTF platform; I do that simply because I like the platform, like the deals that are being funded and find the returns to be nearly as good as the private lending I do, but without all the overhead. 

So consider the costs to convert or add space on the property after a purchase, and the income that would be added from the addition of the space.Since the property purchase includes a high price for land already, the rentable space that you add to the property can have a net positive impact on your overall cash flow, allowing you the potential on the right property to reach a net positive cash flow, and also the potential to build a portfolio of properties over time using the strategy.Transparency: I am Greg from BuildCali dot com, and would be happy to help you with any project you have questions about and to share some great free online resources for further research.

Finding a property, negotiating a deal, securing a tenant, and managing a rental is seriously hard work!

I'm looking at 185k with 5% down but it seems that in factoring in all other expenses (vacancy, capEX, repairs, utilities, management, etc.)