Possible to maybe build one similar to this with an add on for small business owners and REI's. https://docs.google.com/spreadsheets/d/1xYOKT2eNS588cj6_8jVv2vobAfAhCVUd/htmlview#gid=1221524195

No emotions just business.

Operating your rental like a business is mandatory to protect you, your ROI, and your property.Hope this helps...

I then did the same idea in my business that I had for 25 years.

You need the right solution for your day to day operations.Your need is to make the management side easy, so that you can analysis your accounting, business and management all with only one entry.

I have experience investing (own 2 STRs and an assisted living home+business).

So, yes, you can absolutely have a great rental business as an out of state ( and even international ) investor, as long as you have a solid team that are your boots on the ground. 

I only pay for BP leads and all other business comes from my sphere/referrals. 

When you say "we," are you speaking about your business or your personal tax returns, or does your business flow into your personal returns because you file as a sole proprietor?  

The GC is a business person who doesn't care about your ARV, LTV, or your budget.