You can submit maintenance request, manage leases, request additional payments, keep track of multiple properties, reminds tenants that payment is coming up via email and when late, and it's free.Stessa is also major to have.

A local builder overextended himself and he needs to unload a brand new SFH in order to finish his other projects, multi family houses that he intends to keep for rentals.  

Keep trying and getting better at it, you just need 1-2 solid leads that are at least interested in an offer every day.

My entire day and time involves learning about, keeping up to speed with, and selling the new homes that are being built.

Keep in mind when answering, you must factor in the cost of getting them sorted and into the mail along with the printing!

My understanding is that house rules in Alaska can be updated and changed at any time for the benefit of the living environment, however I'd like to roll them out in a smart and friendly way that gets tenant buy-in and don't want to have to change them constantly to try and keep up with the infractions......  

Some food for thought.Kudos to you again, keep us updated on how you progress.

Residential commercial (5+) has peaked IMO but with the housing demand so high and prices stabilizing, more people are being pushed towards renting which should keep your vacancy rates low. 

Keep calling attorney offices until you find one who can handle the foreclosure.

As a general rule of thumb, I usually strive to keep about 2-3 months of mortgage payment reserves.