and "cash flow positive" tell us nothing that would indicate if we are in a position to help you or offer guidance, or not.I'd probably post more here if threat titles contained actual subject lines that let me know if I might be able to help or not, and not just the type of financing or region. 

I build mid-level homes 200-250K and I try to net 35K a house. 10-15 a year and about 5 customs a year.

The main thing that I am seeing right now is the siding probably contains more than 1% asbestos.

(Just to be fair, even if you decide to go with QuickBooks, you probably need to buy a book or two to become good with it) One nice thing about QuickBooks is the ability to make reports that you can customize. 

It sounds like the tenant's "I don't care" attitude puts her in the category of people that are NOT your customer.

I dont want my client allowing people to pick custom upgrades then they back out of the contract and my client is stuck with a 5k expense.

If it is a custom, then cost plus is more the norm. 

Take the time to do your own research here BP as there is a wealth of information contained herein.  

Likely a custom job, I know.

They are my customer and I run my business in an ethical way.