This sucks for your home, it’s unworkable for a rental where you are required to provide a habitable home or alternative housing. 

Based on what you described, Excel offers all of the capabilities you require for your business.

If the property has been booked on Airbnb or a short term rental website for 12 months you could get around this requirement.

It makes me not want to trust appfolio ever again, because if this had been caught within 60 days (which would be required of me if someone had stolen my credit card), the damage wouldn't be 5 figures.

@Benjamin Aaker will a seller require a down payment if they are seller financing?

@Chris Virgil-StoneAnyway you slice it, it looks like a too good to be true scenario.The retainer makes me think you are entitled to speak with a professional within the firm if you have tax related questions or require consultation?

However, financial freedom is not simply replacing your current income; it requires maintaining your current lifestyle for life.

If the property manager is a licensed agent, only the activities that are required for an agent to be licensed would fall under DPOR I believe.Did your management agreement allow them to place tenants? 

I would check that the amount that you are wanting out is at, or above, the lenders required loan amount as well (most are 75-100k).Would be happy to give you some suggestions if you would like, will shoot over a DM.Good luck!

It also requires a plan, which things don’t go according to the plan but the plan is a roadmap to get you in the right direction.Another good post from someone was mentors don’t work with someone they don’t know- so you need to find and get to know someone.