You must use a PMS and for the software to work you'll need to own the listings, which means you'll need to also collect all the funds, so owners' rents don't get deposited in the wrong account (Yes, Airbnb makes that mistake all the time!!).

Tenants just bring themselves and their clothes. 

What makes 100% total sense to tenant does not always compute with what you need to be successful as an owner....and #1 in that field is collecting rent.

So most agents are only putting about half of that $12k in their pocket, and out of that $6k they have to cover all of their operating expenses: licensing fees, MLS/ Realtor Association fees, continuing education classes to stay compliant with licensing requirements, monthly "desk" fees/ technology fees to their brokerage, health insurance for themselves and their family, errors and omissions insurance (required), marketing, car, car insurance, gas, clothes, computer/ software, cell phone, closing gifts, signs, photography, staging if they offer that, etc.

I fired them last year.I just opened my mail to find a notice from a COLLECTION AGENCY stating I owed them money.

I need a central collection for all my "to-do's", a tracker for progress on projects (from rehabs to acquisitions to honey-do projects).

These special taxes, as they are called, are collected the same way as general taxes (December & May) but are listed out separately.

Myself I think if one wants to get into real estate in CA you get into the bizz you get licensed so you can legally collect fee's you put in the hard work like most wholesalers have to now..

But, of course, the Bible does warn us about “wolves in sheep’s clothing.”It ended up costing us $35,000 (I found out later that some people in the Inner Circle class only paid $20k) to be in Lee’s Inner Circle, which I joined for the sole purpose of having funding.

Hey @Brad Pierce I use Rent Redi for managing tenants, collecting rent, sending reminders, scheduling work orders with contractors, etc.