I've also set up an automated toll free number that collects their information when they call in that goes into the software which has been super helpful.1.

Is there property management software that one can use that will not get you in trouble.

Confirm your ARV / adjust for current environment / risk and don't get emotionally tied to buying the house.

.- Ask seller and confirm with the county of local utilities, does it have water, power, can it perc?

They are reported at the Assessors site as 4-plex's and the zoning supervisor has confirmed that they are legal but now non-conforming as the zone district was later changed to duplex zoning  and are thus "grandfathered-in" and can continue in their use as 4 units for as long as desired. 

Assuming you are tracking it in Quickbooks or some other accounting software, that will be enough proof for IRS.

Yes I want to know what is the best rei software out there?

The most usual is using comps that aren’t really comparable, and not making enough of an adjustment to reflect the difference.If, after 12 months of ownership you have another appraisal performed, and this appraisal confirms the value as concluded by the former appraisal, then you may be able to monetize the equity.

What softwares do you all recommend for accounting, crm phone dialing and why?

@Ilan Siegel If you're looking for a way to manage your maintenance requests, I suggest looking into a property management software that would help you track these.