Shaker is making me replace a 3 car garage that doesn't need replacing. 

Judges aren't allowed wiggle room to use common sense and the penalties are steep with an automatic judgement of 2X security deposit + court cost and the tenant's lawyer fees. 

Some relatively simple formulas can make it almost automatic and will suit your needs.If you want to get additional features support, my personal favorite cloud based accounting platform is Xero, but also Quickbooks is extremely popular with lots of customization options.Let me know if you have any other questions.

One person spoke about maybe including a car with the unit!

It's a 2b/2b with a 2car garage and the other side is a 1b/1b one car garage.

Today, CLT isn't as pricey as PHX.1995 AND NEWER SFHs in good areas, are the only way to go-- still have some incredible bank foreclosure deals here.You can still get a 4 br 2.5 ba. 2 car garage under $200k and rents are at an all time high.The prop will cash flow from day 1AND appreciate nicely.

Long-term I'd hope to grow a buy-and-hold portfolio, but I'm very focused on this first purchase for right now.Since I work downtown, don't own a car (and don't want to), and spend most of my time in Central LA, I'm looking really closely at areas around downtown: lower-cost areas with decently affordable 2-4 unit buildings (in the $400,000 to $800,000 range) like Pico-Union, areas around USC, and even up around Hollywood/Koreatown when the rare good deal shows up there.I've been looking around on Redfin a bunch, but have seen little to nothing that satisfies Josh and Brandon's "Two Percent Rule" (or even 1% rule).

Check out the cars in the parking lot.

Mortgage is 219k@ 4% interest, we pay 120$ in PMI within the 2300.Our student and car loans are around 100k@ an average of 5% interest, with a monthly payment of 1400. 

Accounts can be linked so transaction shows up automatically and you can attach a snap of the receipt for record keeping.