Significant improvements excluded were homes that after the 2017 sale were torn down and built new, large renovations, additions added, extensive deferred maintenance addressed. 16 of the 152 homes were excluded leaving 136 to further analyze.Obviously there is some subjectivity in determining which homes had ‘significant improvements’.

You don't want to do loan extensions, pay more taxes, pay more holding costs.   

For instance, I began as a real estate CPA after building out my own portfolio personally. 

I have done this a few times myself and have a few basic recommendations:1) Make sure the seller owns the property free and clear and that it's very clear to both parties whether the arrangement involves a deed of trust or contract for deed2) If a balloon payment is involved, be sure to assess your ability to refinance and make that balloon payment in the future- optional extensions can help manage this risk3) Understand the tax implications if the interest rate is notably above or below market rates4) Get title insurance! 

For instance, the 15th is actually on Friday this month.

AirDNA and Rabbu are both great tools but in this instance a good realtor is your best asset. 

For instance, in a time of economic uncertainty, the fed may lower rates but the perceived riskiness of a 30Y fixed rate mortgage may be higher, causing that rate to stay the same or even go up a bit compared to Treasuries.

For right now, we don't need any extensive features, but just want the software to be a little more user friendly and RentRedi seems to lack a few simple things that we would like in a property management software.

Low down payment is a significant part of your criteria, Michael, and it obviously fits your personal needs, wants, financial position, goals….But for myself, for instance, ability to pay a low dp is of absolutely no importance.  

For instance, not send the LOI, but make contact.