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A sophisticated investor will also typically ask for the entire claimed track record and then run it through the wringer.

However, if it helps with tracking and managing on the backend, you can break it out separately in your books by using separate accounts for state and county portions.

If those don't work out, have you looked at a hard money lender? 

RentRedi is another good option that offers lease signing along with other landlord tools like rent collection and maintenance tracking.

The repair request was pretty basic so we use podio to track tenant requested repairs. 

The downside to #2 is the exit if the partnership doesn't work out.

It was a nightmare to keep track of everything.Baselane has simplified my rent collection process significantly.

So long as they’re on track to issue clean title, you should be fine.

"Subject To" becomes a place holder, not a permanent financing.That doesn't always work out though, we just did a "Subject To" where we put $16,000 toward the foreclosure and $10,000 cash to the seller, but it was taken to sale anyway.