(Like I think Craigslist is still one of the best websites on the internet, but for some people it's a total turn-off because it still looks like 1995).Capterra.com is a great site for research in this category (and business software in general). 

What would one of you suggest for a medium term operator whose tenants may be over using a specific utility like gas or electric.

I've been investing in Albuquerque for 10 years, and I can give you more advice if you are more specific about your goals.Jjens

I am not referring to PR specifically.  

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. 

Learning from agents commonly working with investors is your next opportunity to find a mentor.To be honest, I wouldn't try to find a mentor from random investors on the internet.

I'm specifically looking at a property on Lake Monroe.

True that. 99% of people will stay on the internet, analyzing deals and doing research but when the time comes to pull the trigger on a deal they'll do absolutely nothing. 

Wanted to get some thoughts from more seasoned small multifamily investors on a few items or any other suggestions:- Any specific pros/cons of any particular states in SE (TN, AL, GA, NC, SC) to consider?

Right now I am just looking at my options, nowhere specific too specific.