Buildium is commonly recommended for smaller PM companies.

How do I get the phone numbers of the owners of the properties?

Kept those agents motivated to answer the friggin phone

This was a free REIA meeting, and I had been to several seminars and trainings filled with vague and unhelpful common-sense information before. 

Is it common to purchase a home with other debt?

Here's a POSSIBLE, or even common, view of how it goes: 1) Launch: They gush about how appreciative they are that we revolutionized their business and life. 

I also do a pre-screening questionnaire over the phone before I agree to a showing.

If you're unwilling to charge a common fee, I wonder how you're going to handle a problematic tenant who is late on rent or responsible for paying the plumber to remove a kid's underwear from a clogged toilet.How will you conduct a credit/criminal screening without an electronic application?

I'd be happy to talk w/you on the phone and maybe meet some time for coffee. 

Right now you say it is $400/mo but in the summer it is much less so you need an average. you can't gouge tenants or you'll get a phone call one day from a lawyer.