I use QuickBooks Online for all of my clients.

The forms are online, and it costs $100 per filing. 

On-line Auction Foreclosure Website.

but they don't provide current rent, value, what they have capital wise, etc. 

And to top it off, the letter stated 'with capital up to $300,000' and found out from the SOW we provided to them for $65,000 in rehab fees, they were only giving us $40,000. 

From there we identify properties that could have some potential and if you are interesting in diving deeper, 1) we do a thorough video walkthrough to give you a realistic look of the property, 2) we give a ballpark estimate of rehab costs (we do 40 a year with our GCs o we will get pretty close), 3) we talk through market rent with our property management team, ARV, and potential highest and best use.Ideally you find great investor agents who know their market really well and have a network of resources to provide you with enough confidence to take reasonable action. 

Quote from @Jaikevis Reams: In order to put a property under contract I need to provide proof of funds I know that I can get that from a hard money lender but I don’t meet there criteria for a loan approval what should I do? 

Build your knowledge with books, podcasts, and online resources, and network through local REIA meetings and virtual platforms.

Propane is seemingly less expensive in most areas and provides good heat.

I don't want to waste anyone's time providing quote after quote for me for the properties I am merely in the analysis stage with.