The "reserves" don't have to be in a savings account waiting for the day, just an account you outline during your loan app as "reserves" so they understand your financial footing.What usually helps most is buying correctly.  

What sites, apps, tools do you recommend?

In every market there are winners and losers and distinguishing between them is notoriously difficult, especially when trying to learn about market conditions from an app.  

Searched or Privy app How did you finance this deal?

And Zillow will gather the apps, BG checks, and credit checks.

Other than that I take pictures before and after each trip for the in-app insurance, and get the guests the keys when they rent. 

Now you can find houses through agents, websites, apps, and get instant notifications when the right house hits the market.

LISTING Agents seem to be using their account to schedule and confirm 'showings' without owners' permission,showing up at the door literally with 'proof' they have an appointment to preview for their 'client' who is out of town, etc.It's very one-sided website/app - there's no visible way for owners to manage their property apparently only agents.. so ended up having to request them opt me out from being notified of my 'appointments' agents continue to use to show up at the door!

Even the apps that you use once in a while for small things...thanks in advance for all your input it is really appreciated!

one free marketing tool is the Next Door app.....make a post on there saying you buy properties