For my personal portfolio I use a modified spreadsheet amortization by VERTEX, available in Google Docs.  

Also, personalized post card size info/thank you card with the top 5 restaurant/bars or attractions in the area.

Its not often that the sales person is also very good at management.

Average person can't visualize how to fix it, but you can (create an extra bedroom for example)3.

I have two phones, one for business and one for personal.

My business partner owns a roofing company but has weak credit and more limited cash flow.An LLC is a common choice for partnerships since it protects personal assets and simplifies tax management.

Not sure if they have upgraded to desktop appraisals but if they are still doing in person appraisals , make sure you get everything (scope of work, good faith deposit, social, LLC docs, insurance, proof of prior experience, financial statements) in ASAP.

Regarding the Zelle versus Avail issue, I would advise choosing your battles wisely - as with many aspects of life.

I personally would sell it.Your return from real estate is two items - Cash Flow + Appreciation.What is the annual rate of appreciation you are getting, approximately?

In person is better than over the phone if possible, as I have been told by annoyed or lazy clerks "NO STR allowed" as that was the easy button to get me off the phone, or if they are anti STR.