You're on the right track with your real estate investments.

If you make certain your buyer is pre approved, the documents line up, and you keep good communication, the selling side has never proven to be difficult to me.With that said I agree with @Rick Santasiere in regards to scaling up.

I'm back on track. 

I have proven my case. 

For one property, a spread sheet to track income and expenses would suffice to hold all info for your tax professional at the end of the year. 

But you will most likely not be able to get premium rates until you have a proven record in managing other peoples property.  

ya your on the right track suspect like a MLM pyramid very few get there. 

No matter the track you take, note your lessons learned and apply them to the next situation and move forward.You asked what I would do in your shoes.

If they want to micro-manage their investments and be involved in every decision or know every detail, I'm not the right guy for them.If your owners demand to know all the details, it demonstrates a lack of trust which means they are micro-managers or you haven't proven yourself yet.

You can use that number to calculate the annualized % yield and track it over time.