If it's just 1 property as MTR, I wouldn't recommend paying for a pricing software. 

.- Touching the MoneySometimes when people hear the kind of interest I pay they will get so excited about loaning me money that they want to hand me a big check right on the spot.

@Bill S. apparently Colorado thinks people don't have to pay anything but rent. 

Since your planning to pay cash, if you use hard money you can spread your money out to multiple assets in a short amount of time faster, however if you pay cash you can have better numbers and make higher offers and of course get better deals (just wont be as fast to scale since your money will be locked up for seasoning).

You have a balloon coming anyways, so all you're buying is a few months of lower interest and in the meantime you're burning days trying to figure out how to pay for the rehab. 

I almost feel guilty with how little tax we pay but dealing with it!

Get a new property manager and inform tenants to pay to new bank account. 

Typically a HML will not lend on owner occupant property due to federal compliance issues.

Now you need to figure out how to find deals and pay for them.

Either they pay or the the courts kick the tenant out.