Fannie Mae is simplifying these policies.

That's a simplified example, but you get the idea.

We have several rentals and trying to simplify our books.

@Jeff Cardello   You've over simplified a sub to closing by miles!   

This is pretty simplified.  

I am particualarly interested in the accounting features to simplify tax time.

@John R ables, the info @Brian Eastman gave above is accurate.I would recommend simplifying the process like this:1.

. - Here's the thing that was simplified in the previous post: In the example given above, you can perform what is called a ONE TIME RESTORATION, which gives you the full VA entitlement again BUT THAT IS THE ONLY TIME YOU CAN USE IT.

If we organized the forums based on what users are most often looking for, I think we could dramatically reduce the number of repeat posts.If we have to break things out into sub-categories, we should be very specific in defining those categories to avoid cross-posting, simplify the user's ability to search past posts, and to help moderators maintain some semblance of order by moving discussions to the correct forums. 

And these calculations are all simplified and do not include a lot of other profit sources such as cash flow and appreciation and debt pay down (over and above the transaction costs) and tax advantages.You may think that this is not realistic, but this is how I invest and how I have been able to turn 300k into over 2 million dollars within about 4 years.