The previous owners had exposed drywall/studs, chipping paint, and some other minor deferred maintenance.

Owners complaining left and right about maintenance and repair costs, as if a building never has anything go wrong.

How would you handle maintenance request?

Don't forget to check market rate in your area and factor in maintenance in your cost calculations too.

Never late on rent, fairly low maintenance. 

Otherwise, you could look into non-conventional loan options (outside of Fannie/Freddie) that allow for less than 20%, such as local credit unions.As for your numbers, you're missing a few important components; the big items would be maintenance, CapEx, and utilities (water/sewer/trash) for a 4-plex.

Criteria that I’m hoping for are:- preferably no cost to landlord for subscription - rent collection possible (and preferably at no added cost to tenant - some have a 2.5% fee even for direct deposit)- maintenance requests - document storage (lease, receipts etc) Any feedback welcome!

I'll stay the course and keep my eyes on the chairs that ARE there, the ones that are ALWAYS there for the DIY handyman investor: hold on to solid properties, find solid tenants, offer solid pricing and solid maintenance.

I would go about $200 each for maintenance and capex on an old Pittsburgh property like this that is 3 units.

I tend to stick to 10-15k per property in reserves for capex/maintenance.