We've also leased to people with excellent credit and income and they ended up causing us headaches.

@Jay Hinrichs Ooo this is excellent!

Even if it costs you a chunk of your profits, investing in hiring a great person with tons of experience on finish selections for your flip could provide that insight you need for your next one.

So my last post seemed a little empty, here's are some add ons for you.Things you might want to try:[1] empty a room in your house and make it your dedicated office--paint or wallpaper it just like your old office--same stuff on the walls, etc...[2] Put in a desk like you had when you were working--spend the money to get what makes you feel productive.[3] Get a very comfortable desk chair you can sit in for hours a day.[4] It's COVID time, so use ZOOM to make some calls when you would normally meet in person.[5] If you're a drinker, put a mini-bar in your office so you stay put there vs going to the kitchen for a beer and getting side tracked.[6] When you're burnt out on a task, have some kind of fallback use of your time, such as reading an ebook about the business.[7] Eat breakfast everyday before going into the office and take a lunch break (if you are non-COVID afraid then go out for lunch 5 days a week).[8] Make the office your daily base of operations vs just your home.[9] Make a Vision Board on Excel.[10] If a computer CRM is not your friend--buy and use a Roldex from ebay.Just my 2 cents.

Letting them selectively have 1 weakness on paper is the generous part- and you need to be very selective with the weakness, at that.I'm not a fan of self management as I've experienced a lot of tenant drama over the years and I no longer invest time/energy into this- now I invest money into with management- but when you're a new investor, it's a truly great way to learn.

Essentially, I have been using QuickBooks for expenses and overarching record keeping, and excel to keep track of the breakdown of the categorical/long term expenses (or allocations from rental income towards long-term expenses).

Do some due diligence on roofer selection and let them buy materials.

You need to be able to manage Excel sheets, computer app skills, and follow up on paperwork.

Excel isn't that hard, and it will/should become your favorite tool from this point forward.

Right now I use Excel and it is a PITA (way too much time).