Needless to say the first investment I made into the property was for a quality mgt system that was very difficult to override and office/site security cameras.We purchased the property in 2004 and had a mortgage with a TN lender who we had now had 3 mortgages of over 4 million for the 3.

Does the BiggerPockets site have a draft template of a Purchase Money Mortgage? 

I have also found the referrals through the site to be quality individuals, without exception.

Around here it is site specific .

A few of the crowdfunding sites have proven to be quite effective and efficient. 

Welcome to the site @Tracy Howard!

For that matter, Sears actually has an excellent web site for appliances.

Don't DIY and Don't Hire a Contractor.Let me explain, if you DIY you would get hurt, for the amount of time that you have to be in the floor laying out and installing, If you hire a contractor de cost would just hurt your pocket.What to do, find a big site Job where you can walk in and ask for the a foreman of the tile contractor, and ask him if he do works on the side?

With Google image search trick getting out, more and more people will go to direct booking sites to avoid fees. 

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.