Dang, man, you are the freakin' ORACLE of creative REI strategies.

@Danny Dang welcome to the site.I would start taking care of the main deferred maintenance problems.

We were wondering if we just needed an invoice, and payment tracking.

And yes there are apps that integrate to make your life easy. for eg Bill and Pay for recurring rent, email invoices, portal for tenants ACH or credit card payment.Here is what you can accomplish after you have written your instructions you should be able to pull up reports by owners, property, units, tenants, vendors, employees, hard and soft money loans, including constructions... and anything you enter and more. -- chart of accounts is just the starting point-- rent roll-- tenant - invoice, statement, payments, credits, recurring rent - advance-- security deposits -- work orders - completed, tenant's call, --lease expiration -- email's - has also a mini CRM build in--as to owners - summary and detail, reserve funds, -- Get reports for everything you enter... create pdf or export to excel .

(again I am open for...that's illegal, can't do that, or dang go get it, girl) Possible (Hypothetical) Option$300,000 ARVPurchase price of home $160,000Reno/Repairs                    50,000Single Agent Fees              9,000Carry Costs                       2,000Total Investment (Friend) $221,000I buy for $300,000  his profit 26% return $79,000We write a contract up that states the agreed upon purchase price and timeline and friend sells it to me off market.

My agent is looking to find out why it's too dang high.

2) The plumbing invoice is $2,500 and water mitigation invoice is $3,500.

Aside from all the other comments and feedback, be sure to look at invoices for work performed in the park for the last 3 years.

And this means that when you sign that invoice for the plumbing work, you can pop it open on your Android or Apple phone and enter it right there without worrying about forgetting to do it later. 

OR do you use the total monies collected for that month's invoices even paid in a previous month?