Understand Proposition 13 for property tax benefits, local transfer taxes, and strict tenant and rent control laws.

We operate in a broken system that is ripe for abuse and fails to protect us.

Income Late fee Gross rent Expenses Advertising Cleaning Gardening/lawn mowing Insurance Interest on loan(s) property tax Legal expenses Pest control Property agent fees/commission Repairs and maintenance Water charges Electric Bill Total expenses Net rental income or (loss)

I needed $35,000 for a new heating system so the bank gave me $28,000 (80%) in a business loan for 60 months which has no prepayment penalty.

Every system you try will have flaws or you'll salivate over a feature that shows up in other software.

I need to investigate more about how to control a LLC or trust like you mentioned.

Most landlords are willing to do cash for keys so if they don’t accept that, they’re trying to game the system.

If looking to scale flips and create systems around it to minimize your time and involvement, I'd highly recommend putting a team in place that can handle the day to day operations. 

These are areas GPs can control and I guess choosing not to. 

I just know that when we had french drains installed around the house foundation and redid all the drainage systems in the yard they were 4' deep and they made sure that the slope was sufficient for the task.