I have since then found a new GC and we have just completed another flip and stayed within budget and time, so I am happy to say I am feeling like I am now on the right track as far as contractors go :)

You are on the right track.  

I think you are certainly on the right track here.

They charge 9% and use appfolio software to track expenses. 

And I can tell you that you trying to explain to someone that they are not worth what they know they are worth, especially with a proven track record, will get you fired as their client. 

Unfortunately, if the mortgage has been late and is behind 3 months, his credit is going to some time to get back on track.

Guaranteed this will stop them cold in their tracks every time since the excuse is a crucial part of their sympathy ploy.

Ohio 4 plex : Purchase price $106,000Paid cash 106k Currently rented at $2,050 Property Tax: $210/MProperty Mgt: $200 Insurance: $100/MTrash: $85 Water/Sewer: $200Vacancy: $200Maintenance $200 Capx: $200 (interior completely renovated, roof in about 5 years) Net income: $655 (on track for 8% this year with a few minor adjustments) I plan to do some minor exterior remodels, including paving 4 parking spaces in the back for the tenants and bring rents up to market at $2,250 within the next year and sell to get into a larger multi family.

You're on the right track!

Depending on the scale at which you plan to implement the software, I do recommend for large 3rd party solutions, supplementing some of the current software short-comings such as inspections, and maintenance asset tracking.