Granted we only have 17 but still, I’ve never used anything except a simple excel spreadsheet and all my rental properties have a separate savings account under my main account at my local bank.

I've got solid connects to them just being in the trenches; granted they are more connected and deeper I don't doubt I can get there just by being around and doing deals.   

I've managed to secure the loan for the new house without having to sell the old house first.

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We discussed this in an earlier post.Obviously, if loans are being made without any provision in the Operating Agreement, it’s time to get in touch with your State Securities Protection Division - usually a part of the State Attorney General Consumer Protection Agency.

That is what the security deposit is for and if need be, the small claims court system.

I purchased a home 2.5 years ago utilizing the New York First Homebuyers Club which gives you approximately 8k in grants if you meet certain criteria, which I did.

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If one is transferring property title from personal name, a Grant/Warranty Deed would be drafted/recorded to transfer title. 

You could create an operating agreement granting one of you the powers - but it is a fair amount of energy/time/activity for someone to manage and find deals.