(FREE) But I've consistently had issues with my tenants applying and paying for credit and background checks. 1 out of 3 will fail to process.

The property does come with the bonus of a dilapidated fiberglass boat hull in the back yard next to the old oil and gas cans you get to pay to have taken away. 

First you need to stop using the "M" word and start calling it mildew. 9 times out of 10 that truly is all it is a good cleaning, consistently will take care of it.

So I am looking for new software and wanted to ask for your thoughts.There are a few things I am trying to do:- Manage multiple properties through multiple LLCs- Keep track of invoices and payments from tenants (bonus points for accepting CC payments)- Automatically be notified of late rent payments and apply late fees- Give a book-keeper access so they can keep all the accounts reconciled- Be able to hand off data to my accountants at the end of the year- Online only preferred, but could download a client to my Mac if neededHopefully that’s not too tall of an order.  

This is where the value of off market properties come in to play.......... bonus points if they're represented by a realtor who the seller trusts.

Do not include commissions or service industry "tips" as income since they are neither consistant or guaranteed.In screening for income you are looking to insure they can pay and in the event they stop paying you can collect in court.

This size is consistent with all the houses on the block of which i personally own 3 (same block). 

Bonus points for something that could grow with us.Looking forward to hearing suggestions!

The possibility of signing a month-to-month lease (not just letting her live there month-to-month without a contract) might not be such a bad idea, but if she becomes consistent with making on-time payments and she's generally not a hassle to manage, I'd sign a sign a 6 month lease with her around October or so.

You can give them a $100 bonus on the first listing if you like.