Connect with wholesalers to get off market deals, do value add renovations.

The value is in the properties I just have to refi to get there if that makes sense.

If the value has not gone up a lot since purchase, this might not apply to you, but one thing that is often a factor when converting a primary to a rental is losing your section 121 capital gains tax exclusion (up to $250k individual, $500k married couple if you've lived in the property for 2 of the last 5 years).

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Considering this is your 1st post and it sounds too "positive" of a review 

Hi Cody - I utilize programs for my clients with sub-$100k properties all the time.The minimum value is $75k (though I have dipped under that by exception), with minimum loan amounts of $50k.

.- thanks   1) on the  1st mtg  refinance proposal at 4.1%  -  sounds like they are  offering you the  higher note  rate  so they can  absorb  some of the closing costs .....make sure you get a loan estimate and  review the details about them picking up all costs  ( titel / escrow / recording /  credit  etc ...)    2)  also  check the  index / margin and  caps   on the new  loan  offer   and  compare these to the  present loan  details  ...if you  keep this loan past the   rate/ payment  adjustment  period - you want to make sure  you  are aware of  how the ARM  can  change   3) the offer  to  do  " free  "  refinances in the  future  is  no  big deal  beacuse  any lender  can offer this  via  a higher rate  to  absorb  all costs 

How did you add value to the deal?

What other value do they provide?  

Share the folder with the accountant and that's how you make it easier for everyone to keep track.I will tell you that one of my clients that was using google drive, this took forever to look for anything because of the amount of receipts to review and it is just slow.