I'll be starting my full time investment business (mainly fix/flips) in mid-August.

I work full time, my wife and I file jointly around $110k income.The house cost $168,500. 

Details in MLSUnits: 6Taxes: $5874 (annual)Gross Income: $48,600 ($675 per month)Net Operating Income $38,838Total Expenses: $9762Vacancy Rate: 5%Asking Price: $449KOwner pays Trash & Water______________________________________________________________Based on the expenses I am assuming that the property management is completed by the owner and that they are including ~$4K a year in insurance.I ran the numbers in my own Deal Analyzer and I added:5% of Effective Gross Income as Maintenance Expense 10% of Effective Gross Income as Property Management ExpenseBumped the vacancy rate from 5% to 10%Insurance: $3000 (annual $500 per door)Water: $3240 ($45 per door - typical in city)Trash: $1,800 ($25 per door - complete guess)$12K for improvements ($2k per door)20 year note @ 5% with 20% down (assuming full asking price)2% Closing costs______________________________________________________________My numbers show a Cap Rate of 5.7%, cash on cash return of -5.12% and -$1,668 of annual cash flow. 

I am a Realtor who does not discount my work and my clients get my full attention and knowledge. 

If I wait til my credit score goes up, using credit cards and paying them in full every month, could I get to the point in the near future that I could use the 200k for 20-25% down, therefore getting a higher price investment?

I work a full time job in addition to my property management and I need to tighten up my management.Could anyone suggest some software that could help me do all the things a landlord does (inspections, receipts, finances) but keeping it  in one, tidy place?

That sounds like one dumpster full - got junk is not cheap, they have their overhead expenses to pay for. $400 is cheap, that is good, saved yourself some $$

He has scholarships and federal unsubsidized loans that cover full tuition, fees and some room and board...but not all.Prob going to need around $20k for college.I have secured a $30k loan using the property for collateral to cover the college expenses.What would you do with the $30k?

@Johan Hultman Your PM needs to fight for that increase as something doesn't sound correct.

But read those fine print terms because usually if not paid 100% in full at the end of the grace period there is interest added to the statement from day one.