Typical monthly minimum fees are closer to $100 - 200/mo and still include advanced lead gen, CRM software, training, document portals, etc.  

Rentec Direct, because:  (1) A complete management solution for professional property managers,  (2) All of the tools for landlords to easily manage properties and tenants,  (3) Order instant credit, criminal, and evicton reports on your tenants, and (4) Inexpensive.

Informative but not all that good as a predictive tool-but it will help guide you to deciding where we might be at.

Assuming i don't have expensive tools go missing and broken windows, then yes i'd say it's worth it. 

We will raise 9 months of principle and interest reserves (along with the funds to close and Capex) but I want to have a clear picture of what each month will look like so we can plan for any weak spots up front.I am not an Excel wizard so if anyone has a tool they can share for this type of budgeting that would be spectacular. 

It is the most crude screening tool and the actual percentage will vary by area and your goals. 

It's simply a tool we're using and loving

Ooooh, one more question: For those of you working within Washington State, do you have favorite tools/venues to find off-market opportunities, or do you do it the "usual" ways (research, hunting for "motivated" sellers, driving for dollars, building up connections with people in the know, etc.)?

Prime rate is a tool the Fed manipulates based on their forecast for inflation and where it is headed.

They've made the clubhouse their personal lunch room and tool shed.