It has to have multiple exit strategies over time for me as well.

I am local in Arlington and do pay significantly less than $200/pier but I have developed a strong relationship with my foundation contractor and give him multiple jobs a year. 

There have been multiple legal challenges to this position of the FTB (California tax department, or Franchise Tax Board), but I don't believe any CA resident won such a fight.

I have owned multiple multifamily complexes in Yakima for a number of years.  

I'd like to pick a good platform and keep everything under one roof - not need multiple tools. 

We have some student rental units that turnover every year. It is an intensive leasing process each year, from the advertising to handling inquiries, applications, showings, etc. I most want to avoid spending consider...

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

@Doug KirkTo own 8-10 properties in 3-5 years, consider aggressively buying multiple properties or starting small and paying down debt quickly.

Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

If it is vacant, you have written notice they said they'd be gone, either let yourself in to double check they are gone (and if so change the locks) or post a notice saying you will be there tomorrow to enter the place.Nathan's message is perfect about telling them where to leave the keys and that you'll be by to do the move out inspecting in the morning....also about telling them what to do, not asking.When they are moving there is a lot to do and it is better they focus on moving than getting multiple messages and calls.