I suspect I can build this in 6 to 10 hours, but it is always helpful to have another brain on the job. 3) There is an advanced function I would like to build, but sadly I can't recall the mathematical functions necessary to make the calculations. 

Quote from @Ricardo Lemus: Hi there,You guys probably went thru some of my post already and even help me with some experiences - Thanks a lot :)This time, after 6 months on this, I think part of my brain is saying that somehow I am in the right direction, and the other part is saying something is going on with the rent price I have set for my properties.

If you find a PM that you like, ask if they have any Realtors they could refer you to that work closely with them.

One would think a tenant with an ounce of brains would change their habits with the first violation.You need to get rid of this tenant. 

I actually plan to put money down, but don't have a frame of reference yet of what a specific % looks like. 

. - Minimum rental history: 2 years (please provide references).

If this franchise has half a brain, they are going to sell the same package to at least ten other people in Memphis.

@Jay Hinrichs would love to pick your brain on this.

I have a few follow up questions:1) What's an example of "get referrals and cross reference them to get as much accurate information as possible"? 

Hard money typically refers to a company that has it's own underwriting guidelines, rates (9% - 15%), costs, draw process ect.