That being said, should I use an excel sheet to track my income and expenses or is there a better way or better software?

@Mindy Jensen We have at least two pieces of art in each room (except the bathrooms.)

Rookie mistake of mine, but my current tenant has lived in it without missing a payment for the past 5+ years and takes excellent care of the property so I haven't increased rent.

Fees are also insurance, but only pay the fee for the excellent service.   

I plugged your numbers into my Excel BRRR calculator and you are right, the way you are analyzing its a break even deal after you complete the BRRR.

I had an excellent agent who had an amazing team behind her that got both deal done for me

Sometimes I combine those with Microsoft excel.

@Art MaydanThe signature section should be formatted as:[LLC Name][Signature of Member][Member Name]Its: MemberIf its a corp just substitute Member for whatever their corporate title is (ie President).Why don't they want their personal name anywhere? 

Do I just use an excel sheet to take 2/3 of each line item below the threshold as the expense amount?

@Art Maydan as @Kristin Kiddy mentioned, every legal entity has to have one or more designated signers for that entity.