Why can't you raise money with your current track record and experience?

If your not ready to spend money on a software you can use tax records.

If you do end up segregating, keep good records to prevent having to recapture the depreciation of the reclassified assets.

A sophisticated investor will also typically ask for the entire claimed track record and then run it through the wringer.

I agree that you can use a Realtor with a proven track record. 

The accountant would record it as of Jan and not Dec. 90% of the real estate investors are running cash-basis.

Consider connecting with local REI meetups, hospitality groups, or even online forums like this one to find like-minded investors.You could also pitch your successful track record to potential equity partners.

None were a match for me personally and many were not a strategy I wanted or too speculative (such as opportunistic strategy which is the riskiest strategy or investing in tertiary markets which also tend to be the first to go belly up when there is trouble etc).You probably actually want to look at your operating agreement to see what rights you have to books and records, etc. 

So investors want someone with a long track record of reliable and risk adjusted returns.

When you have a proven track record of performance, then you can play with other people's money.