And, it looks like there is a lot of good advice in the replies.I would start at the simple, granular level.

I just purchased my first LT rental with plans to scale to six properties over the next 15 months and I would like something simple (free) to track everything associated with each property property.

I don't know if that's true or not, or that it's that simple, but what happens when everyone's gov't subsidized maximum 'meh credit + 5% down' loan amount is bumped $75k or $100k? 

Such a saturated market, sellers (and now auctioneers) can ask anything and get it.My only way to pursue this is to approach the owner directly, if they can be found, and make a simple low cash offer to make their headache go away.  

Simple, but great advice.

If you contribute the property into a simple single member LLC that elects to be taxed as a sole proprietor then  the LLC is a disregarded entity as the property will still be reported on your personal tax return where it is reported now.Any entity can do a 1031 exchange. 

If you get any push back, the answer is simple: "Whelp, this is what happens when someone without a mortgage license, and without seeing my personal finances, etc, tries to dictate loan type.

@Mario Morales if you are referencing interior stairs then this is probably a relatively simple and cheap repair that a handyman can make.

Just a few simple messages from a forum has given me so much insight and so much to think about.

That can be a simple lease break document with terms of the lease break.