I'm conservative in nature, but am looking for the push to jump in at some point.

If you can hang on into next spring/summer I bet you'll get better rents or be able to sell.How about asking your lender to push a monthly payment to the end of your term for the purpose of fixing the asset?

So I would have to do 20% down Dscr loan, pushing us again out of the budget. 

One of the options we are considering is selling and rolling the equity into a upREIT. 

They push heavily that buying with properties through them get you a 25% Return On Investment and on some of their properties they can get 34% ROI and that most people get 9 to 12% ROI investing on their own.

Like I said she pushes the boundaries but doesn’t break laws so it’s been hard to get rid of her. 

Another approach could be to use LPMI, which rolls PMI into a slightly higher interest rate, potentially saving you monthly PMI payments.

This is Cleveland, everyone is buying for rent roll of 10% ++ net per year. 

I’ve been searching for affordable alternatives that can still automate transactions without pushing us back to Excel.

If you have a rent roll that is great.