Ok I have been in commercial real estate for 20 years.

This does not apply to my flip property which would not come up under my personal history since it is titled in an entity name, not me personally.Suggestions? 

The residents I've dealt with through the years tend to complain quite abit about the rent and additional fees for things they don't want. 

The play is a 3 to 5 year hold, raise rents to get the valuation up to 600K and liquidate to 1031 into another investment.

High demand in those locations pushes rents and prices consistently higher year over year, access to commuting and metro reduces vacancy, much more demand for room rentals south of 200. 

@Clayton SilvaI think you covered a lot of the angles - the answer is “it depends” - every person is in a different situation and stage of life and some may want to pay points and others maybe not.Right now I would not be buying down the loan knowing the fed will lower rates, which should slowly bring down the 10 year T which would then lower ratesFor me I would guess I would refi within next 3 years so I wouldn’t pay pointsIf I thought I was not gonna refi within 5-7 years then yes pay points

Dealpath seems like it could be a great fit if we scale as projected over the next 3 years, but I want to make sure we're choosing the best tool for our needs.Ideally, we're looking for software that allows us to integrate our existing Excel models and helps with deal organization and KPI tracking.

On a SFR, it is $10-$20 more per year. 

and takes at least a year .

It's going to hurt to give up all of that review history, but I'd encourage you to self manage with a clean slate.