I've read probably 1000 posts on BP where posters contend that virtually the only difference between a 'wholesaler' and a licensed broker is that a wholesaler uses a contract to purchase and has 'at risk' capital at play and a broker just lists the property.

The Fannie Mae rule with the cap on fees is legit, and something that lenders did not have to contend with the past few years but does now crop up on certain loan scenarios on investment properties in our current rate environment. 

Currently top three contenders are Quicken, Quickbooks (online), and XeroMy CPA works mostly in Quickbooks, but has experience with Xero and Quicken.  

Multifamily and single family are top contenders for starters and yes I am researching and learning so thanks for your 2 cents 😀.

For example, RentRedi is free now if you are a BP Pro member that could potentially make it a contender with Innago for my use.Also, I think Innago just added bookkeeping features, but we use Stessa (free) which specializes in rental property bookkeeping.

@Dave Kapsack I would suggest you to consider Pittsburgh as a contender in your market search.

Here is a scenario that I would contend is likely to happen. 

I certainly don't think it's impossible, and I understand how to contend with things like high property tax and the pro-tenant rules.

I will definitely research online reviews of all the contenders and I will only deal with licensed, insured, bonded (any other adjectives needed, haha?)

I'm taking my time to run the numbers - the strong contenders are Ohio (Cincinnati, Cleveland, Columbus), Indianapolis (I know the area well since I lived in that area), and Memphis.