I am still in the education phase and frequently finding myself in the trap of "I must do it all".

.: I always buy Bitcoin on the way down to the bottom ...You are certainly blessed with frequent opportunities to buy. 

I frequently remind myself what we see is only the tip of the iceberg.

Those are generally at least 1 of the following:1) Where they currently live2) Where they grew up3) Where they currently have family/friends living (if not included in #1 or #2)4) And as a last resort, an area where they like to travel/vacation frequently

From the TREC website:Form Name:One to Four Family Residential Contract (Resale) (Form ID: 20-14)Effective Date:02/12/2018Description:  This is the most frequently used contract form. 

I frequent Melfort, that's where I usually buy stuff..

I noticed 2 of the GCs I frequently worked with don't show their licenses as well.

Every system you try will have flaws, or you may salivate over a feature that appears in other software.Some familiar names are mentioned frequently: Stessa, Apartments.com, RentRedi, TenantCloud, Innago, RentManager, Avail, Rentec Direct, Doorloop, etc.I recommend conducting thorough research on each app online to understand their offerings, pricing, etc.

The laws/code change frequently as well. 

This is the oldest professional tenant trick in the book, but you should definitely get a lawyer on board now.