My property performance is way below what AirDNA would estimate so I am trying to do some investigation on my own.

So, it begins.A wholesaler on youtube, states that a close friend of his inadvertently has gotten wrapped up in a very serious investigation. 

Perform your own investigation and build your own rent roll/spreadsheets to confirm everything.

You need to start with a thorough investigation into the property and it's current condition.

I've seen a couple that, I've copied for further investigation later.

I can't tell you how many times I've seen this - both in working complex investigations in law enforcement and in dragging loans across the finish line to the closing table.

I’m sure you were just being helpful, but you can be sued and investigated.

After 45 + years investing in, purchasing and selling notes and real property; structuring “deals”, running investment funds and syndications, I have observed that many (most) investors both hesitate too long gathering too much information before making an offer AND do not do enough investigation, analysis and due diligence before they finalize a purchase.Seems like opposites, right?  

We are taking steps with BP to investigate this.

I've never used QuickBooks, but after investigating, it seemed that I would have to go with the Desktop version (versus the cloud based version).