I've seen judges for the last 20 years throw out accrued late fees and deduct paid fees if deemed excessive and predatory.  

I can't tell you how many times I've gone to the property and it is gone, or you figure out something is wrong, maybe the legal description, or the address, or there is $100,000 worth of junk there you need to haul off that was not in the pictures, or that cool commercial building, that when you get there has the faint words that you can now make out to be a former dry cleaner, or gas stations, or lead smelter, or oil change shop or something like that. 

He now owns a major commercial dry-wall company. 

You should only consider switching when your current software has a significant flaw or lacks features that force you to spend excessive time on workarounds.

A bright red grape juice stain on white or beige carpet is damage beyond normal wear and tear.As far as the garbage and the dumpster, if there is trash removal included in your rent, it probably doesn't include furniture or excessive amounts of large pieces of garbage. 

Because active residential RE is not passive, I need RE to return far in excess of 10% lifetime return of S&P 500.  

When a tenant moves out, transfer the deposit back to Checking so it's ready to apply towards expenses or refund the Tenant.If you end up with excess funds in the Checking account, I recommend you transfer it to a third account designated explicitly for future investments.

However, I believe smart, hard working RE investors can still obtain returns in excess of most other investment opportunities.

You should only consider switching when your current software has a significant flaw or lacks features that force you to spend excessive time on workarounds.

When a tenant moves out, transfer the deposit back to Checking so it's ready to apply towards expenses or refund the Tenant.If you end up with excess funds in the Checking account, I recommend you transfer it to a third account designated explicitly for future investments.