It was really good but nothing you couldn't have gotten if you've read David Lindahl's excellent books.

You have a governmental authority using its power to hinder and regulate private transactions creating some kind of “litmus” test based on god knows whatYou have a seller remaining in a home he sold indefinitely.You have a lender that has twice filed for foreclosure You have a profit sharing arrangement upon resale with the seller/tenantYou’re performing repairs/maintenance on a house while occupied by the seller/tenantAny or all these are lawsuit magnets.If you buy a property, and the seller is a consumer, not an investor, you should NEVER do a profit participation.  

I keep track of everything in Excel and it's not that much work imo.

I've traditionally relied on an Excel sheet, but it's not always convenient when I'm away from my computer.I recently came across an online calculator that seems to provide detailed metrics, including Cap Rate, IRR, and others.

Locally, FB is an excellent way to reach more potential renters, I'd start with the "NWA Rentals" group and "University of Arkansas Parents"Agree with the other comments that you need a better PM, if you don't mind the part of the work you're currently doing, you could leverage a local investor to help you show properties. 

The times I'd been over there to address repair requests (very rare throughout the years; it's understandable now) bedroom doors were closed and "friends were visiting" that day.Instead of evicting for breach of lease I decided to raise the rent by $375; they paid but sent a letter of termination with the appropriate timeline (30 days notice).The letter of termination included a statement that they fully expected to receive all of their security deposit back as they were leaving the house is "excellent" shape. 

--Short answer: It really depends on which state the LLC is formed in.Long answer:Here's one way it could be done and afford you excellent protection, even as a single member.1.

The examples were very real world and they even provide a lot of excel and word tools for different aspects of the process that I will now use moving forward.They have more that covered specific parts such as project management, development, property management, etc.

There are many different successful strategies depending on your cash, borrowing ability, rehab skills, time, local contacts, or lack of any or all of them.

Now I use Excel and nothing more.