If she is right and I shouldn't host my own rental application forms, does anyone recommend a company that provides these forms and hosts the stored information themselves and has some sort of wiget that I can embed in my website?

At the end of the year if you bank your cash flow you are looking at roughly 5k where as if you refi your cash deal it has potential to be substantially more cash to buy another at a quicker rate assuming all goes well with rehab.

We had agreed on a price and I had already gotten pre approval for a loan amount that exceeds the sale price but when the bank found out it was a half plex they denied my loan.

Due to impact of HARVEY in Texas, my mortgage bank is offering "Forbearance Plan" for 3 months.

Rates are low now and private lenders are getting less than 1% in the bank.  

Sounds easy enough but the bank doesn't want to play along since this is now an investment property.  

I called several banks to see if I could refinance shortly after purchasing but banks are telling me that they will only give me 80% of what I paid for it, not what it would appraise for.

There are "piggyback" 80-10-10 loans where you out 10% down, the first lien mortgage is for 80% then the same bank will do a second lien home equity loan at the same time at a slightly higher interest rate.

Go to your local rent court proceedings for eviction - you surely will find some referrals thereAsk the tenant to manage themselves - they can call for maintenance - and deposit their rent check into your account at the bank when due - give them deposit slipsTrain someone to do the things you don't want to do - pay them a percentage of the rent - there are lots of folks who would love to do this for youManagement takes a big bit out of your profits - be smart save the bucks - do it yourself - it ain't that hard.

Long story short I found out this house was already bought back by the bank and not on the MLS yet because the listing agent hasn't gotten it ready to sell yet.