Quote from @Will Greenlee: I would agree with @Drew Sygit every software has its kinks and this one along with all the other ones started somewhere.. 7-8 years ago Buildium was less effective than it is today, and now it is a lot better.

Started using Xero last year, as better bookkeeping was needed a new acquisition with a partner. 

Less than an hours work, everything online approved within a few days.I recently decided to stretch myself a bit and start putting my holdings into series LLCs. 

If you used them to purchase another rental/ use for another business endeavor...the process starts over. 

You can assume about 1% in closing costs in addition to commissions so you're starting around 7% before the seller gets any cash at closing. 

So I start with the sponsor first.

You may want to start with the BP agent finder for those markets and then work with them to find good PMs and lenders.

Tough situation.Sounds like your mortgage forces your hand. 

Seconding what @Max Wilhite said, Multi-Family is a great way to get started.

For your mortgage, a 30-year loan will give you lower monthly payments, which could be ideal while starting out.