Unfortunately, real estate is often messy so I can't say I'm too surprised, so I'll do what I can to talk through each thing.The rate float is not uncommon, as we've seen the 10 year treasury fluctuate a bit the last month or so, so I wouldn't be surprised if they had originally quoted something (guessing low 7s?)

I live in Kennesaw and there are a few thousand housing units under construction going in within 10 minutes of my house - those are just the ones that I know of.They are not building any more entry level detached housing (think 1200-1400 sqft 3/2s brick ranches) anywhere in the Atlanta metro right now.

We charge a $200 non-refundable deposit for pets at lease signing and $50/month pet rent (on rents around $2000).Late fees are $10/day starting at the 5th of the month.My historic vacancy rates are around 1-2% (20 years) - I expect to sustain that level.

For the amount of work that the developer/builder partner will put into it, 20% might be low (especially if they are going to be the guarantor for the loan), but if they are willing to take that, then good for you.

The current tenant says their son's credit score is really low because of his divorce. 

Now that my client list is expanding and rentals aren't going as quick I need something to organize better and that goes out to more than 3 sites.I use Follow up boss but I'm trying to keep the rental side separate because I lose track of a lot when combined.Any low cost or free programs that meet my needs?

You read, that she's in a mid-level apt right!? 

You should just think this through - rentometer says you're 150 + utilities too low, but have you shopped it yourself?

The Toledo market still has very low inventory, but in the 2-3 weeks, we have seen a load of new investment opportunities hit the market.

For my first LTR I think it is a nice entry level.