Yes I am complaining but I am in the boat of I do not see it worse than before, it has changed an AI has it being so obvious and I saw an AI post the other day from someone who has an excellent reputation and had a good amount of responses and left it, but I know it was AI based on the structure. 

Your advice about understanding the underlying accounting and how the numbers are generated is an excellent point—I can see how that would help me identify any gaps or inaccuracies in the financials.I also really appreciate the insight on how T-12s differ based on the number of units.

Based on my research, this PM company is highly reputable and provides excellent service.

Excellent point Drew!

Oklahoma is excellent for flipping, as well as for buying and holding. 

The most important thing is to know the details of your local program like the back of your hand, then look for loopholes.Just to give you and the other BP'ers a deeper handle on why some TDR programs work and some don't, I just uploaded an excellent study on the topic to my FilePlace at http://www.biggerpockets.com/files/user/ChrisNewma...

Or, is there a manual workaround like keeping track in a Google Sheet or Excel?  

Excellent feedback, thank you @Kevin Sobilo

For the tracker, I would just have a simple Excel sheet without generic entries 

Hi Chris, this is an excellent way to get into real estate.