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.

Plus, they handle online rent collection (a necessity if you don't have a property manager!)

You identify the problem (lack of deposit) during your inspection phase, then hit them with an objection that requires them to pay you a deposit at closing.

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.

If price is no objection - then go for full service, right? 

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