These are features like online renter payments, tenant portal (for payments and work orders), help keeping track of work orders, tax reporting features, and accounting functionality.

My belief is that if you can find a good enough deal, you can make it work - even with limited track record.

I use QBO to keep track of my properties and do this for my bookkeeping clients also.

figuring that if I track and work towards creating and "presenting" 250 specific deals to my clients.My Theory being: Tracking "deals presented" will pull forward the need to go search and find deals, and will also drive the deals closed and revenue numbers, so we shall see but logics out to me so I'm liking it so far.

Only thing is it won't be easy to track especially if you have a 10 unit and all the rents are all $450 a month. 

But I would think it could/would certainly work out if the numbers look good.And yeah, I don't think you'd have to discount the space due to less SF, or not much anyway.

You would need to track everything you spend on the business unit and write those off and anything shared would be times 50%.

What property management software or tools would you recommend for tracking rent payments, leases, and maintenance requests?

Long term goals in mind that I need a track record and capital for! 

If you don’t mind a little more advice…when I’m running projections like this, I like to use the worst case scenario and if the numbers don’t work out in that scenario, I usually pass on the deal.