There are loopholes in tax laws but the entire system isn't a loophole.Again, here is the definition - Loophole- A way of avoiding or escaping a cost or legal burden that would otherwise apply by means of an omission or ambiguity in the wording of a contract or law.

If you're hoping to be a co-GP and learn to both operate and raise capital then I think investing money in a good education system is probably money well spent.  

It was easy to file a small claims suit against the person using the online tools available from the court system.

It would take you approximately 11 years (not factoring in rent appreciation) plus that doesn't factor all the systems you mentioned that need replacement.

Buildium is a nice middle ground and can bring a lot of organization if you don't have a robust bookkeeping system.

I'm probably an  anomaly here, but here's my general system: Tenants pay all utilities. 

We just installed an AI text & dialing system which can handle real phone conversations and book meetings into a calendar.

@Glen Michael I've heard Peter Lohmann talk about using NPS scores for their residents and owners, I don't know too much about it, but I think it's a system designed to get a real idea on how they're doing.

I also notice a lot of the school systems are not rated that well.

Yes, this system probably works for a more seasoned investor, but definitely not for a rookie.