Sounds like you are off to a great start.You should definitely be adding all of you leads/contacts into a CRM to effectively manage them and optimize your leads through follow up.

If the deputy is not licensed, he is illegally practicing real estate by acting as a property manager for someone else.There's not much you can do about them asking for higher rent because of the improvements you made, unless you have a lease in effect.

I see these types of cabinets often, whats the best and cost effective way to update them?

I suspected I may get an answer to that effect.

Gross Potential Income $132,000 - Vacancy ($10,560) 8% - Concessions, Loss to Lease, Bad Debt $0 Effective Gross Income $121,440 Other Income (Laundry) $2,500 Total Net Income $123,940 EXPENSES Real Estate Taxes $12,500 Insurance $0 Contract Services $2,190 Trash Removal $0 Electric $0 Gas $0 Water and Sewer OR All Utilities $37,500 Legal $1,000 Management Fee 8.00% $9,915 Repairs and Maintenance  $7,500 General/Admin $1,100 Payroll $0 Other $500 Deposit to Replacement Reserve $3,000 Total Expenses $75,205 Net Operating Income (NOI) $48,735 Debt Service Principal $7,384 Interest $24,857 Total Debt Service $32,242 Total Distributions to Members $16,493 Member Contribution $234,163 ROE 7.044% Member Cash on Cash Return 7.04%

If the contract becomes null and void, then the contract is no longer effective so neither party will have contractual obligations or rights. 

If you buy a personal and than rent out the rooms you can effectively live rent free while being able to take advantage of the low down/interest rates  of personal property. 

It seems to me this would be much more effective as we would have to put up less cash for deals and could have more than one going on at one time since there is less cash needed per deal. 

If hiring a licensed RMO isn't cost effective, getting a license isn't too onerous in most states: take a 3 day class, and have a decent credit history.

Is there a site that is free and effective for investors?