I have a UPS box, also capable of receiving shipments (I get an e-mail when a package has arrived, for example). 

I am sure there are other good choices out there, but strongly recommend them.Stessa is lacking tenant communications and maintenance tracking, but overall stands up pretty well as free, or nearly free.Buildium is pricey and has a learning curve, but if you are going to exceed 20 units, definitely look to migrating to a real professional package like buildium

HVAC unit is package unit on right side of the unit.

This would limit your options for the financing packages you might be able to get or which lenders would be willing to work with you since most lenders will want to see 2 years of pay to qualify you.

Avoid the packaged, generic marketing programs.  

After speaking with other investors, realtors, and contractors here is what I came up with.I do not take responsibility for it, it's relevant for Pittsburgh PA only, and use it on your own risk and discretion.

I’m aware that thousands of notes with their corresponding Mortgages/DOT’s are packaged up and as a whole create an MBS (mortgage backed security).

Just download their tax package and you're done!

It’s not about chaining yourself to a rigid model; it’s about giving yourself a reliable starting point, so when the next tempting deal in Phoenix’s midtown corridor pops up, you know it fits into your broader strategy rather than just hoping it’ll magically work out.At the end of the day, nobody’s going to knock on your door and hand you a neatly packaged portfolio.

About the size of a package of crackers, in rectangle form.