In your tax software, you will need to indicate that this fence was a "land improvement" or "15-yr property" - whichever choice the software gives you.

What software should I look into? 

I do all of the work except for contract review by broker and they pay for the pm software and overhead of having a physical location for the brokerage (although rents collected and owner payments are all done online).

It may be a situation where you need to either learn more accounting or hire this task out.No other software is going to help you as the same mistakes you made in QuickBooks will be the same mistakes you make in any other software.  

I’ve been using RentRedi for a couple years and found the software to be quite helpful.

I have found that those with the proper knowledge in how the software works, and of course know how to use the software, would agree with your post, including myself! 

That's always your friend when you can't find a software to accomplish what you need.As you're scaling your portfolio, it pays to scale in 1 or just a few areas so you can have all properties with the same utility companies, management, etc.

But we have a handful of MTR and there is no data software..

I'd probably use local realtors to help re rent any vacancies and then possibly use a PM software like rent redi to keep everything in one place.Has anyone had management in place and then decided to opt out to self manage?

That means you have to purchase 4166 records to use your $125, but Datazapp is even better than every other company because of you pay them $250 in advance they will let you make as many small purchases as you want during a 30-day period until you reach 6,000 records.The cost to purchases emails and phone numbers is much more expensive when you are using a customer list you own because of what I already explained, but if you don't have a list and you want information for property owners then you can limit your lists to only those that contain both email addresses and phone numbers.I think the reason most real estate investors don't do a lot of direct mail or bulk email is because it requires a lot of software and technical knowledge.