Most of these only allow in PM's with good track record and 50+ properties. 

You will need 2 years of track history unless you have another job/someone else on the loan. 20K is not enough to start.

We use Appfolio in our office and love it, and I know there are people out there who use Turbo Tenant as well, I actually met their CEO at a conference and he was extremely knowledgeable of the struggle in keeping track of it all.  

Plans start at just $59 per month, making it an attractive option for cost-conscious sellers.LendFoundry Loan Servicing Solution (LSS): This robust software offers features like loan tracking, repayment allocation, delinquency management, and investor reporting.

By best suited for section 8 I mean they are far away from our other rentals so it would be nice to not worry as much about having to track down rent.

Contact the CS Outsource answering service team that does our late-night support.They help with 24/7 emergency support, overnight coverage, troubleshooting issues, dispatching approved vendors & local staff, tracking and managing maintenance work orders, and other back-office tasks.

The additional amount in yr 1 was to help decrease the initial downpayment-Tenant responsible for all maintenance (but I did purchase them a home warranty to use) How does this work from a tracking perspective?

Even if you can track down their bank accounts, you can file the garnishment once and collect whatever is in the account.

If you can't locate a GOOD PM with a proven track record, then you should discard that market no matter how promising the deals look.

You'll either have to convert the house into a legal duplex by getting permits from the city or you install an electrical panel split so that you can track each units/bedrooms of their power usage.In terms of lending world and being to use the rental income, the property needs to be a legal duplex meaning title must be shown as a multifamily and not a single family in order to use the rental income separately.