Hello, I have a few rental properties and I am looking for a program that tells me the overall performance once I input income and expenses.

@Greg Strunak have you tried the anti-barking devices they sell online?

The math works out online and tenants already live in these buildings so I know they are liveable; that said, I have not visited the homes or made contact with the sellers. 

The value of the condo went up (that's good), but the rental situation in Sarasota went down.Long story short, I can hardly make the mortgage with the forecasted rental income for a midterm.

If the STR income is on your tax return it is qualified just like long term rent using this form:  https://content.enactmi.com/documents/calculators/Form1038.C...

A Surface Yield = Annual Rental Income / Property Price.

I've reached out to a couple I've found online but they were unprofessional and didn't inspire much confidence--and then they didn't have any deals.

Any suggestions on how I can lower my taxable income is appreciated.

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with zero or negative relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560, little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Both options have merit: the standalone approach allows for independence and customization, while the duplex route offers potential rental income.