Thank you for your quick reply @Jathin Reddy and the info.

However, things are quickly changing due to COVID 19 and it is hard to foresee what lies ahead in the immediate market.

What they quickly discover is that virtually a single capital expenditure, a few inflated vendor invoices or a slow turn, could literally obliterate that month, quarter or year of being in the black.Likewise, PM's have to be concerned with much more than "Tenants, Toilets and Trash".

@Sajeel HussainI have a free multifamily quick calc on my site - feel free to poke around.

Screening is very fast and complete - I can elect to accept CC and set the convenience fee (I do charge a tad above costs), and I find its pretty easy to reconcile a tenants payment via "serial number" or transaction ID reported to the bank with both Rentec accounting AND quickbooks - albeit Quickbooks is still manual for me (you can export from Rentec to Quickbooks via CSV... havent got that far along yet.We literally just completed several rehabs (meaning LOTS of expense), so seeing rents come in quickly and accurately is a relief for a change!

I suspect I’ll look to move again in a couple years, but do feel that we quickly outgrew what cozy had to offer.

That was the initial plan anyway and then things quickly escalated from there.

Quickly, I learned that the [OA] and other supporting docs are not to be turned into the state, but are to be kept internally. 

The property will be cash flowing fairly well (around $1,000 per month) and the difference in the deductibles is only $2,500 so I’m leaning towards the higher deductible since I can make up that deductible very quickly.

The advantage to digital marketing is you can measure success quickly.