I recommend you go visit a few times to network with local investors or find an investor friendly agent so you can gain local market knowledge, find off market deals and for things such as showings, picture taking or getting accurate comps.

Do they suggest how to enter the transaction accurately or enter an adjusting Journal Entry.

What I said in an earlier comment about "section 179 can't be used to create a business loss", that wasn't entirely accurate/complete. 

With Plus, you can use Classes to separate properties and accurately track income and expenses by unit.

If your agent’s estimate of $280k is accurate, this could be a good time to sell.

If the software is not simplifying your life or making you more accurate, you shouldn't use it.Software does have extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

@Jared FisherRecommend exploring as many sources as possible to get referrals AND cross-reference them to get as much accurate information as possible.Check out NARPM.com, BP’s Property Manager Finder (BiggerPockets: The Real Estate Investing Social Network), etc.Also, encourage you to learn from the mistakes of others - by reading posts here on BiggerPockets about owners not having their expectations met by their current Property Management Company.

The proforma's would have been accurate but, what they didn't allow for, is the turnover cost between renters that left excessive damage.

Here is the rental analysis data on how we came to $1,610 per unit and, when manually comp we find that's dang accurate for 4br.

They should be able to determine the COC, annualized return, estimated ARV of a BRRRR, accurate rent comps and more.