I hope the transparency is helpful to investors.Note: I have received an "Online Defamation" letter from the Blake Capital Group.   

I use QuickBooks Online for all of my clients.

Here's a list of things to track:- Formal lease application- Formal signed and executed lease specific to your state- Payment history (I recommend using online rent collection like Apartments.com, RentRedi, etc)- Maintenance requests and receipts- Accounting for all rental-related expenses (repairs, utilities, etc) The more you treat it like a business, the more helpful you are to your CPA come tax time. 

Check out other online guides available here: https://www.biggerpockets.com/guides3.

On-line Auction Foreclosure Website.

Wait, I get it, their online reputation will be enough of a guarantee for you!

They will have additional costs for mailing & online campaigns to get leads.

Networking, local meetups, door knocking, mailers, wholesalers, online forums specific to your area of interest.  

You can also check their reviews online at Google, Facebook, or Yelp.

@John Lasher If you are still looking to spend $20k-$30K for a coach, I would be happy to take you up on that offer :) For full disclosure,  I will share with you precisely what you can learn online/ perhaps even entirely through these BiggerPockets Forums but that doesn't address the reason why most are still unable to purchase larger assets: creditworthiness and capital relationships.