I still work a full time W-2 job and have three relatively young children.

You lost your job and are still jobless eight months later.

If that's the case and you aren't viewing more properties in person than you are making spreadsheets on, you are destined for analysis paralysis.Spreadsheets can only tell you estimations based on numbers given to you online or by a real estate agent whose job is to sell the property.

It seems like you are making money in you job, as it seems like you've saved $200,000 (50% of $400,000.)

Also, focus on 2 years of job/income stability.Class D Properties:Cashflow vs Appreciation: Typically, all cashflow with little, maybe even negative, relative rent & value appreciationVacancy Est: 20%+ should be used to cover nonpayment, evictions & damages.Tenant Pool: majority will have FICO scores under 560 (almost 30% probability of default), little to no good tradelines, lots of collections & chargeoffs, recent evictions.

Occasionally, I assist fellow investors in finding suitable properties.I have two clients who are business partners who are interested in making lowball offers on various listings.

I went to Vivian.com to browse the jobs to see if there is demand.

It's sad to see so many areas in America with decaying homes because people left as jobs left.

Just want a software that does a great job handling the overall operations smoothly, a one-stop-shop for all PM needs. 

Personally, I have found occasional private lending to be a good networking tool and lead generator for what I'm really looking for - properties I can develop.