Microsoft Excel, and most budget or free online bookkeeping isn't going to cut it in this situation.For the rental properties you own directly, I often tell clients and prospects that a P&L in Microsoft Excel is just fine and a balance sheet is not necessary for tax purposes. 

For something more robust, tools like Excel or online calculators from financial planning sites might better suit your needs.Your ROI Formula:ROI = (Net Cash Flow ÷ Total Out-of-Pocket Investment) × 100For your scenario:Net Cash Flow = Annual Rental Income - (Mortgage Payment + 401k Loan Payment + Other Expenses)Total Out-of-Pocket Investment = $40,000 cash + $50,000 loan payments over 5 years.I came across a piece in Bloomberg recently discussing creative financing, and they touched on ROI calculations for multiple loans.Personal anecdote: A buddy of mine leveraged a 401k loan for a fourplex.

The amount of ideologically inspired nonsense online is mind-boggling. 

If you choose an online program, ask how much access you have to the coach.

Thank for your help Connect with a great property manager or use one of the free online tools to estimate rents.

Hi @Joy McQueary - you can find a breakdown of rental rate increases by state online, and here's where to find a list of the hottest multi-family markets.

This is merely what I've observed from the content I 've seen online. 

This owner found a free lease template online that provided very little landlord protections. 

I'm perusing through some online listings for multifamily in my area.

Most of the programs have expensive add- ons and  generic mentoring through some online " meet-up".