Go to Etsy and search for "rental property tracker," and you will find hundreds of nice spreadsheets to track 10-20 rentals, usually for under $10.Software has extremely helpful features like online payments, marketing syndication (click a button, and your property is advertised on multiple sites), electronic document review/signing, maintenance tracking, and owner reports.

Schools: Midlothian is ranked high Average 8/7- competitive | Toano- 6Cost of living the same. 

takes me out of contention with a lot of properties.Are most owners absorbing part of the cleaner's cost to remain competitive during down-rate periods?

Which means there was little to no competition for it.

One of my favorite programs offers a rate floor down to 7.50% right now, but their par rates are more competitive (i.e. without a buydown).

I can't guarantee how competitive they may be but it's a solution that we have used on some projects. 

But, it would put additional pressure on finding a good team to help oversee everything.Atlanta is a hot market, but it is also very competitive.

There are people with cash and resources, but it is typically not as easy and fast as youtube videos will make you think.I do like going to smaller jurisdictions, competition is often less. 

The way I look at it, it's a great time to hustle and find deals while others have pressed the pause button.  

We have a great team put together in Greenville SC where we all live and this provides a great competitive advantage to us.