Cold is set from 72-79, heat I believe is set from 65-72, and auto (both) is 71-75.

I'd like to move to ACH with recurring auto-deduct, but have others solved for our situation? 

Obie, Auto-Owners, SafeCo, foremost and so on. 

I have had luck with my clients at Auto Owners, SafeCo, and obie currently.

We don’t auto-sync everything blindly.Auto-syncing without structure creates duplicate entries and misclassified transactions.

.- Ignore income = 3x rent and use Debt-To-Income, include any auto loan and credit card payments.

Here’s a quick shortlist that fits your needs (3 doors):Stessa - built for small portfolios; auto-tracks income/expenses and lets you scan receipts via the mobile app.Hemlane - end-to-end PM: leasing, online rent, maintenance, accounting; good if you want workflows plus optional local agent help. hemlane.comBuildium - more robust if you plan to scale; solid accounting and document storage/e-sign for leases and notices.DoorLoop - all-in-one with straightforward pricing as you add units.

MLS Auto emails) send out emails to people with 'saved searches' whenever a property within their criteria has a price reduction.

Given what you found, the safest approach is to slow down and treat this like a risk-management decision rather than trying to “interpret” the story.The recent charge-offs, especially an auto loan only six months old signal real credit stress, not just old mistakes.

All other bills (HOA, utilities, etc) are on auto-pay.