My best advice is to work with a realtor who is also an investor and can easily plug you in with their systems and network of GCs, PMs, and lenders.

The system is very clear cut, making it simple to navigate.

All security deposits are held in the operating account but our accounting system keeps careful track of security deposits and they show up as a liability on our balance sheet.I've not heard of management software designed to function in a specific state, so presume any would work there. 

Super technical thinking going on with planning your system.  

I am wondering what the best software systems that are available to list my property on to get tenants, screen, application... etc. 

When I confronted them, they defended their quote, stating that they go off the industry standard and a portion of the labor time is for "testing the system after repairs to ensure safety."

Under the current system the commissions are just rolled into the price.The problem will be when an independent buyer wants to see a house but won’t sign a buyer’s agent contract because he doesn’t need an agent.  

Mastering the process in one area will help you build confidence and create systems that you can replicate in other markets later on.Starting virtual wholesaling can be a game-changer if done right.

Things that come to mind off the top of my mind are, indoor sprinkler system, ramps / ADA Access, walk-in showers, fire extinguishers ect.

@Andrew CarlsonI’m absolutely loving the comments, but here’s my take, if she has a system in place to keep her customers (based on what you said) or her friends (what it could actually be 🤷🏽‍♂️) organised and respectful when they’re over at her place, that’s clearly been working, then you need to keep collecting that steady rent and possibly even up the rent and get her to sign a new lease.