We currently have 105 units and are using a variety of excel, google docs/sheets/calendars, apartments.com (ads and rent collection), docusign and QuickBooks online (which we would like to keep). 

Check out other online guides available here: https://www.biggerpockets.com/guides3.

I would recommend first, finding and joining at least one if not more local real estate investor (REIA) meetup groups (look on Facebook or Meetup or just search online) and try to attend as many as you can to network with local folks doing all different avenues of investing.

After talking with planning they mentioned that utilities were 2 miles (10,000+) ft away.

Quick question to everyone, if you are not utilizing a wholesaler, then what is the way you find the best deals?

But really like others are saying to get affordable housing you need to utilize land/lands that already have infrastructure in place and systems that can handle the water and sewer and storm.. so density bonus's are what is needed .

People work, they are in the middle or organizing after a move, they have utilities to set up - it's a relatively hectic time period for a lot of people.

Unfortunately, ESA (Emotional Support Animal) letters are tricky, especially with how easy they are to get online.

But you know enough to be able to fill in the blanks and get close... public records, utility companies, visiting with residents, walking the park and networking with other park owners. 

I know there are a ton of features I don't utilize personally, I mostly use it just for tenant application and screening process, and then for rent and fee collection In my personal experience here's my pros and consPros•Had a template for screening questions on the application so I didn't have to think of things to ask myself•Handles rent collection easily and for only a $1 fee to my tenants for ACH transfer which makes it easy for both parties•I can set up all rent and fees at the beginning of a lease term so it's set it and forget it for me•My tenants have said setting up auto-pay was easy and I like to make it as easy as possible for them to pay me!