And I wouldn't do the deal if thats what you need to have happen.The higher up in the food chain you go, the more sophisticated the investor.

I would say Quickbooks Online is probably your best bet.  10 units isn't enough to pay more for more sophisticated software, but it certainly is enough for things to get confusing!

Cash flow - mortgage pay-down - appreciation - tax savings - liquidity - leverageThese guys are a lot older/ more experienced, and I assume more financially sophisticated then me - So am I missing something?

Another point is that when you are buying houses at 60 cents on the dollar you can usually find a local bank to finance 90-100% of the deal because the loan to value is low ( very little money out of pocket)You won't find many Multi-Family selling at that kind of discount due to the fact that you are dealing with a more sophisticated seller. 

Regardless, depending on the police departments sophistication, they will examine everything inch of the unit before release it back to you/tenant.

I have had 3 now stop talking to me once they figured out we finally reached a basic level of sophistication.  

Large sophisticated commercial brokers that I'm familiar with (such as CBRE) do include capital reserves in computing cap rates for valuation and marketing purposes.

@Brandon Turner , I'm happy to provide some color commentary.In essence, this is the start of a more sophisticated and nuanced version of the mortgage boom.

Both of these books have really changed my perception of life and interaction with others.

Perhaps it's ego (I don't like to admit when I screw up), perhaps it's perceptions (I don't like others to know how often I screw up) and perhaps I'm making fewer mistakes than I used to.