For a larger number of loans I would look for some accounting software (and some assistance).

Yearly audited financials

Fortunately, our software provider continues to improve their product and allow owners to select alerts they want and don't want.Next, we've asked our software provider to add a feature that would allow our owner clients to select from: Immediate Alerts, Daily Alert Summary, Weekly Summary, Monthly Summary.Of course, we call owners when there's a critical issue.

Have to use 3rd party payment software which allowed a customer to book with an expired credit card.

I was at REWBcon this year and there was a vendor, Turbo Tenant, who said they provided pm software for people just starting out.

Hi Corbin,The spreadsheet I have uploaded in the BP file place is our Lite Version which includes the Rehab Analyzer & Estimator tools for analyzing rehab deals & estimating rehab costs.The Basic Version you mentioned adds in Reporting so it basically takes the data you enter into both of those tools and generates a printer friendly Investment Report & Estimate Reports that you can print and give to your business partners or lender.As far as Project Management, there are plenty of general Construction Management software solutions available for managing new home builds, remodeling projects, etc, but often times those tools are specifically built for Contractors that are working with homeowners.  

I presume the PM is using a good PMS (property management software) program so that you have easy access to information about their management.

What is the best software/service to use to pull property lists with or without numbers?

I wasn't able to have much success with the software for moving my deals, but they did make an exception and I was able to get my money back after a short time of trying to move a few deals.

Currently, I don't spend anything on marketing, software, etc.