I throw them in a drawer with simple hand tools in the kitchen.

Typically, leverage can be a great tool in Real Estate but it seems like your options are exhausted on that front and the landscape with rates adds alot of risk.

I have my own little spreadsheet I built out that works well; curious what other tools you would recommend.

I should have joined an established brokerage with great tools and training right off the bat.

Pretend you are 18 and use one of the best tools out there, in my opinion, the wonderful house hack.  

They will better understand your scenario (& market) and provide a solution that caters to her needs. 

However, if you've sold a few properties and are in a strong cash position, it's definitely a cool tool to consider.  

If you upgrade your BP account you can access state specific forms, including a lease, in the Tools tab on BP. 

Even though they have the same "tools" in terms of which mortgages they can use for FHA or conventional, some loan officers can find how to get to yes, and some only can find how to get to no.

Need help with a question I have on the Calculators under the Tools tab.