Quote from @Hamed Rahimi: With so few properties, you'll spend more time learning how to use the tools than you will save from using them.Software is a common question on BiggerPockets.

Not every lender may do it that way, but that will likely be the most common method.

After utilizing the Do Not Call Registry for phone numbers, my list is cut in half, to about 3,000.

There are strategies that you can utilize here that can make it easier as well. 

I start with cleaning and repairs, then I apply it towards utilities, legal fees, late fees, and rent, usually in that order.I also have a holdover clause that says the tenant is charged 4x of the monthly rent, prorated daily if they hold onto the property after lease termination.

Same thing with bank accounts, utilities, etc.

We have expansive soils here (clay that expands when it gets wet) as well as some older cast iron lines and even some orangeburg so it's common to see sewer line issues (often just some tree roots that need to be cleaned then the line re-scoped).

.: Quote from @Mark Cruse: Not sure why suggesting a person utilize an off-market strategy is bad.

Numbers:Purchase Price: $140,000Cash Invested: $42,000Income:Unit 1: $1075 + utilities. 

However, these are the ones most commonly used:Five-of-Ten-Year Test: You must have materially participated in the activity for any five of the past ten years.500-Hour Test: You must have materially participated in the activity or activities for 500 hours in the current tax year.Step 3: Calculation your participation hoursEnsure you are tracking your participation hours.