One edit to your post: the gift tax limit is $18,000 in 2024. 

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. 

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

I am seeing quotes around $120k which would put that cost per square foot around $600 which seems a lot compared to what I have seen/read online The reason your cost per square foot is so high is you still have to add all the things a regular house has but in a smaller space.

In most states they must be published in a local paper which all are online.

I began inviting them to online zoom meetings I would hold with brokers, agents and investors... friends I had made along the way, where we would just talk strategy, loan types, current market trends etc.

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

Do i t to build your online presence, reputation and credibility as a business.

Andy Sirkin (fantastic legal team from SF) has a library of free online articles and a set of agreements to purchase, to help you on your way to become a Subject Mater Expert. https://andysirkin.com/article...Elizabeth and Christina (The Rental Girls) have done a great job pioneering the shared ownership (TIC's) model in Southern CA. 

I got my first lease from my attorney and now I just edit that template - BP also has state specific templates.