I regularly pop into the local Ace Hardware and got to know a few of the guys.

I buy contractor packs at box stores, unless they're the 2-inch thick ones that only Ace carries (not Lowe's or HD).  

, bite the bullet and get an accounting software package - - at least you can generate reports correctly and start to see that you may have entered data in the wrong places.Excel can do the job - - If you aced Accounting 101 AND master all those formulas and cell referencing technique.Upon install, run the Wizard and pick Real Estate or Rentals to setup the accounts for you. 

@Dave Ventura Thanks for the input, I'm also checking out Cobbs Creek and haven't seen a whole lot in that price range recently.

I personally did this when I worked at Ace Hardware during high school/college. 

We took our Agent's suggestion & used his friend who said he had managed a crew for KB homes, which sounded very impressive, but we ended up driving up(Ventura County) more times than we wanted to & had to ask contractor to do this & that.

I see you're in Ventura!!!

You know, Ace, all I hear from you is questions and more questions.

You dove in and you came up aces.

Ace A.