I must have looked at dozens of videos, blogs, and reviews on all the different types of software available.For all you seasoned investors out there, what software would you recommend to new investors?

Dont get hung on the number value of a rate on a loan estimate - figure out what you're paying for that rate- Read up on the differences between boxes A, B, and C on a loan estimate.

It's a different story if your wife has a good income or if you could turn the business "back on" if you needed to.

Sort of split the difference.2) Offer them moving expenses and/or to return their entire deposit if they decide to move out3) Discount the rent while the renovation as going on since it will surely be an inconvenience

Each PHA is different. 

I once paid for two different appraisals by two different certified appraisers and they came in $50,000 apart.

And now she's met with an A/C company to get a quote on upgrading the A/C units.

Each deal is so different that its tough to tweak the proformas i do have. 

The company updates costs based on local material and labor rate costs.  

These are just very different functions.