I have never purchased anything 'perfect' but all of my rentals could have been rented as they were upon purchasing them. 

Quote from @Brandon Snyder: Adam, that off market inheritance lead sounds like a perfect opportunity for a first purchase.. especially since you’ve already built some rapport with the seller’s family.

No deal will ever feel perfect—it’s easy to overthink, but the best way to learn is by diving in and taking that first step!

So shift your expectations to most of the cash out and you'll be good and you'll actually start buying deals, versus people who wait for the perfect deal, spin their wheels for 6 months terminating contracts/analyzing hundreds of places, and then eventually burn out and give up. 

Arizona’s booming industrial and real estate markets seem like the perfect fit for your skills and vision.

Quote from @Patricia Andriolo-Bull: Quote from @Dominic Mazzarella: I believe that Stessa isn’t designed to handle all the nuances of depreciation and tax adjustments perfectly.

Additionally, it’s perfectly located with close proximity to both the ski slopes and downtownI received an email directly from the seller saying: 'I have changed my mind about the sale of my home and would like to terminate the contract.'

Nice try, but this time does not count.In order to meet 750 hours, your wife will need one of the below:- do something else real estate related, like wholesaling or realtor- actively work on expanding your rental portfolio - have an extensive DIY rehab, like a month-long full-time rehab (and then she might need another kind of rehab)- a calamity such as multiple properties damaged in a storm where she will have to deal with insurers and contractors- something else out of the ordinaryAgain - if all you have is 9 single-family properties with stable tenants and typical occasional maintenance - you don't have enough work to collect 750 hours.

So @Mike S. is providing the perfect solution for you. 

There is no perfect software out there.