I believe solid insurance and a good umbrella policy will suffice.

What we have is a good spreadsheet with a list of tasks, and as they perform the tasks, I've been paying him via Zelle. 

If you’re weighing a move.. be it a 1031 exchange in Oregon or locking in a promising rental in Phoenix.. just remember that the right local knowledge, strong relationships, and a willingness to adapt can set you up for something more than just another line item on your spreadsheet.

Newer appliances, free nice laundry, 2nd floor, yard space, storage, clean bathroom, included heat, installed window A/C.Appraisal suggested the unit was worth 2,300 a month, which I felt was a bit high, so I listed it for $2,150 with no move in fee and a 2k deposit.

Secondly, the appraisal often notes functional obsolescence because of this and a lack of a common area.

Microsoft Excel, and most budget or free online bookkeeping isn't going to cut it in this situation.For the rental properties you own directly, I often tell clients and prospects that a P&L in Microsoft Excel is just fine and a balance sheet is not necessary for tax purposes. 

And as well as that, ask around like you are now!

However, if you’re interested in a very specific type of property and a specific type of sub-market, it will be very difficult to find a wholesaler that meets your needs. 

I was able to sell the SFR for $62,000 with a wrap around $50,000 mortgage at 12% interest and a pre payment penalty if paid off before 10 years.

Using this to measure cash flow and a few other metrics seems to make most properties I run numbers for very good opportunities.