Tools make or break your workflow once you’re past a handful of doors.For our portfolio, here’s what’s been most effective:• Deal analysis: BP calculators early on, now supplemented with our internal underwriting model• Property management: Buildium for rent collection, maintenance tracking, and tenant communications• Rehab and project tracking: Monday.com for scopes, timelines, and vendor coordination• Bookkeeping: QuickBooks Online for inter-LLC accounting, loans, and property-level reporting• Lead management: Podio for applications, second-chance applicants, and internal screening workflowsThe biggest unlock wasn’t a single tool, but having each part talk to the others cleanly so nothing slips through the cracks.

I know my clients like speed and certainty along with limited to no red tape long application process's that get turned over to an underwriter that keeps pinging for more info. 

But you need to put 3x the effort into the attraction side, because that’s what creates a high-quality applicant pool in the first place.Here’s how I think about it, operator-style, using the 4 P’s.1) Better PropertyNot just presentation.

If this application makes you uncomfortable now, it’s usually a sign to keep screening.

Some of these are likely not applicable in Houston.1) The value added by the ADU addition is often significantly less than the cost of adding the ADU.

Bonus density, advantages of located near transit centers, recognize unit separation laws and path of progress regarding these (I expect to make a lot of money (at least 7 digits)  on this in the next couple/few years effortlessly).

Lots of government funded applicants.  

Depending on the structure and your participation, repairs and maintenance, property management, and professional fees, mortgage interest and points, utilities, insurance, and property taxes, travel, mileage, and home office (when applicable), depreciation, and potentially accelerated depreciation through cost segregation could play a role in your tax situation.If you want a lower-risk way to start, options like a live-in renovation, a small rental, or even upgrading and renting out your current primary (if you didn't already take out the HELOC) could work with better tax treatment and less pressure.Good luck and happy to connect!

Would you suggest he should he spend four years at a college with the slim chance that might turn into working a company job, competing with H1B applicants for employment, to eventually 20 years later of saving to maybe flip burgers at his own establishment in competition with Mcdonalds? 

Being transparent is the name of the game, as it can avoid underwriting issues down the road.For DSCR scenario in particular, lenders would look for the below data points to confirm property adheres to seasoning requirements (usually 90 days) as well as debt service ratioBorrower NameBorrower FICO ScoreProperty Address# of UnitsPurchase PricePurchase DateEstimated As-Is ValueAnnual TaxesAnnual InsuranceAnnual HOA (If applicable)Current Rent per unitMarket Rent per unitLoan Amount RequestExisting Mortgage/Lien PayoffsAny pricing guidance that the client has in particular (Prepayment Request, Fully Amortizing vs I/O, Interest Rate request)