You can easily do this on a spreadsheet, and it will take less time to track than finding and learning new software.

the Reason is if you do a sub too .. the buyer can default and it will take you  a few months to figure it out by then your have mortgage lates on your credit its hard to take the property back on the wrap you can easily foreclose etc.. really depends on what your credit score is worth to you .. ???

I plan to self-manage it, should be able to easily demonstrate 100 hours and no one works more than me on it, and keep the stays under 7 days.

While NOI is a given number that can be derived easily, how is the cap rate derived?

A simple example is baseboards: if they're considered permanently attached to the wall like being glued on they're treated as a long life asset, it would damage the wall to remove it so it's like part of the wall; on the other hand if it's easily removable like being tacked or nailed onto the wall it qualifies for 5 year.

With less than 10 properties, maintenance can easily be tracked on a spreadsheet.

So kiddo's, let's stop there and put our thinking cap's on for a moment:If we want to MOST READILY/EASILY/CHEAPLY find OFF-MARKET purchase opportunities, which do we think that would be???? 

The problem with the scenario isn’t that the loan to value is out of wack, it’s that the buyer has no “blood” in the deal, and can psychologically more easily walk away.  

In fact, an agent can get you into on market properties and when you write an offer, the rest can easily be handled by a title company / real estate attorney (depending on your area) all the way to closing. 

Would like something like a high yield savings account where I can easily transfer money in and out (of course with limits etc).