Admittedly we have put down some HD sell offs for $1.10/sqft & the last batch was $12/box (23 sqft) & it was excellent.

Remember, you always get what you pay for in the end.You might want to read our series about “How to Screen a PMC Better than a Tenant”, since selecting the wrong PMC is usually more harmful than selecting a bad tenant: https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processes

I love a good spreadsheet and can nerd out on excel but I want something that can streamline the process a bit so I’m not spending all my time setting up the spreadsheet.

Remember, you always get what you pay for in the end.We don’t know anyone in the area, but you might want to read our series about “How to Screen a PMC Better than a Tenant”, since selecting the wrong PMC is usually more harmful than selecting a bad tenant: https://www.biggerpockets.com/member-blogs/3094/91877-how-to-screen-a-pmc-better-than-a-tenant-part-1-services-and-processes

Need to get a property manager or an agent who actually does tenant screening, selection on your team.  

Currently my management company is asking if I want to rent to someone whose credit score is in the low 500s, which doesn't meet their criteria, but they otherwise look fine and have a guarantor with an excellent credit score.

Obviously many non-financial considerations need to be taken as well, but it seems like an excellent way to get started for a buy and hold. 3.

The "one pager" contract has its place, but I use the State contract 98% of the time because it offers excellent protection to both seller and buyer, is easy to fill out, and is what everyone is used to seeing. ....God forbid you should ever have to go before a judge, but if you do and your transaction was based off of anything other than the State Contract, whatever leg you had to stand on will evaporate.You could certainly hire an attorney to draft one if you would like to go to the expense.

They have been excellent.

I am currently using Excel spreadsheets for our rental properties and would like to know of some other options for REI Bookkeeping?