They pay on time but they are very irritable and difficult to deal with.

It's something that irritates me because I always have to follow-up on collecting, payer's have to write them out and mail them, there's always delay at the post office, checks can bounce, excuses made, etc.

Their closed API and arrogance is really irritating.  

The scope of your project will dictate the sophistication needed from any template or program.Might study what goes into computing IRR, it's not very useful on a pro forma basis.....to much guessing involved. :)

Your quite irritated because no one ever told you that you would have this problem.

I don't want to over-react but kinda irritated by her attitude.

Good Luck and if they irritate you just ask them how much do they know about what is happening with their own 401k?

That's not an issue when you have a handful of properties, but 30+ and its a irritatingly inefficient when having to repeat the same task for each property.

This gets irritating especially since you spent over 1 hour just waiting to talk to someone, now you are frantically trying to contact the tenant to go out and look at the system, or appliance.  

When you explain to them that there is a process and that you must do your due diligence they become irritated and start back into (their) "the story".