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.

When/how does your team decide on doing a physical site visit vs. a virtual site visit? 

Got in touch on a Thursday, visited the property on Friday and made an offer.

I haven't been expanding my business with LMHA since the end of 2016 per my posts above so I don't know exactly what changed, but I expect the outsourcing of inspections to private industry + some executive level leadership + replacement of staff with new faces excited to serve the needs of HUD/Landlords/Those In Need has resulted in an agency I will develop more business with.The HCVP will always be a double edged sword for landlords (See Section 8 Bible discussion) but for now I have discovered it is finally worth the effort to participate in the program.I specialize in Toledo's transition neighborhoods, discounted houses on the edge of nicer areas but also on the edge of trash...the Section 8 program allows me to get long-term tenants who are a good business model provided they are consistently managed and visited/inspected for additional "visitors" (relatives and random dogs/cats) and damage/housekeeping which can destroy a home if left unchecked.You need to know the rules, repair and renovate for long-term durability, prepare for inspections thoroughly and keep a team of contractors who will hold those standards...after 8 years we have been through a hundred inspections.

Pretty tough to get a B home in a nice neighborhood to meet the 2% rule. 

If you haven't already, look into insurance relocations. 3/2s and above are the sweet spot if the property itself is really nice and in a good neighborhood.

Even wholesaling or flipping requires contracts, and you're not old enough to sign.There are a lot of young people looking to start, and it would be nice to hear more of your story and how they could follow your process.

My family goes to our STR quite often and we alway have a nice time. 

You mentioned a creek, so finding a few flat/clear-ish areas with a nice view of the creek could be all you need.  

Elisha -- strongly recommend you visit the market.