I don't want to discourage anyone, but we aren't particularly close to the inventory being at replacement cost in my opinion which is why you continue to see so many apartment investors chasing the B and C class inventory.I am sure there are deals if you find a distressed lot etc. but the juice wasn't worth the squeeze. 

. - Brief sidenote, I'm a brewer by trade and education, so if anyone wants to do a little skill-swapping, I'd love to show you how to brew/make wine/distill in exchange for a partnership.

We want to continue this way of making a living but not at this rate.

You will take a dediction on Schedule E and then continue to take an annual depreciation deduction every year in the future while you own the property.

My plan was always to retire when my passive income reached at least half of my W2 salary.Real estate has done well for me, BUTI have continued to increase my W2 salary each year.So I'm actually going backwards with regards to my retirement goal.And that is OK...

I've been using excel and up to this point but as I continue to grow and add on more projects the accounting side of things is getting out of hand. 

My grandparents were first generation Americans who were just starting their lives as young adults when the Depression hit - my grandfather spoke broken English and better Italian than English, and had a 5th grade education.

continue to reach out to more banks until you find the right one for you.

Did the tenant continue to report problems?

Personally I would not change anything and generally stay away from paint on wood so as not to have to continually do repainting.