I have managed my rentals on a very basic spreadsheet (poorly managed) and it is time to clean up my accounting and legal structures.Can anyone opine on a cheap and effective software for the accounting side of the business? 

That could also explain why the costs were so much higher on the DSCR estimated you received. 

Yes, it will cost some money or equity but it is much easier to have someone guide you down a path then it is to go at it with a blind fold on.

It opens up some doors and I think the cost with some online programs is not outrageous.

Of course ex wants the ZestimateAppraiser came by a year ago and didnt ask for any HOA financials (said none provided in report) and said any visible issues would only resort in a “cure cost” factored in the value.

HOW MUCH would those charge off's, late payments and delinquent stuff effect me getting my first property?

We just put an offer in on a riverfront one bedroom cottage on a half acre property in Oregon that we expect to be accepted, here's how I plan on purchasing the property with less than the cost of an apartment rental deposit in SoCal:Purchase price is $330k as a FHA Primary Purchase with 3.5% down ($11,550) and a 2.5% ($8250) seller concession towards closing costs.

You could also allow a Buyer's agent in your community to hold an open house on your behalf, usually at no cost, because Buyer's agents need buyers too.

They provide all the data you need at no cost.

The same can apply to the $150k properties, but I am assuming they will be easier to rent due to the lower cost.