They are happy to earn thousands of dollars in commission on the loans I have closed with them, but when one has a significant failure on their part, they just say there's nothing they can do.What's most disappointing is their overall lack of accountability.

You need income to qualify for loans, you can learn how to manage rentals well (something most landlords never do), you will figure out which communities/properties make the best investments, can earn an above-average paycheck, and may even find some investment properties before they hit the market.

Are you taking it online as a self study, or are you in a class with a teacher?

I have experience with Quickbooks Online (Intuit bookkeeper), Xero (ProAdvisor), RentRedi, BuilderTrend and more. 

One more reason why people should stop looking for the easy path to building wealth.Increase earnings, reduce expenses, save, and invest.

I imagine a T-6 is just a Trailing 6 month table that shows our rents, expenses all fully tabulated and organized into a summary table, but having a hard time finding documentation online to support that. 

Not to mention, the right system will enable your tenants to pay rent online, have a tenant portal, and all the other features that both tenants and owners need this day and age. 

I am looking at listings online, running my numbers.

And, since 2012, after FHFA was back on its feet, the Treasury has been paid an ongoing dividend on the earnings of FHFA. ie the government / taxpayers are making money on Fannie and Freddie, for bailing them out (more on this later).

Perhaps you could use your earned cashflow to help offset with monthly PITI?