And I believe the idea of FNMA/FHLMC renting out their vast trove of foreclosed houses is still slated to be tested.However... it makes sense when you're runnig pro-formas for new purchases, that you use VERY CONSERVATIVE market rents (or even something lower) for private payers, not higher Sec 8 rents, as there will inevitably be intense pressure on these budgets, and amounts and vouchers will be curtailed.

Mailchimp and Aweber are great if you run a business website with an email opt-in form as well.

In a reverse exchange your qualified intermediary will form a holding company, usually an LLC, that takes title to the new property on your behalf.

What this will do is likely assure you that you have someone who can think outside the box (or the form, as it were).

I'm deciding whether or not I NEED to form a new LLC with both her and my name associated with it in order to start our real estate investing career and be able to take the tax deductions.  

You need a well educated real estate attorney who has many years of experience with real estate partnerships.They will probably advise you to form a LLC (limited liability company)and designate each of you as a partner.I will tell you right now that I don't like 50/50 partnerships because getting into arguments among partners(especially siblings)is too easy.One of you should be designated the leader legally and have the final word on all partnerships decisions.I would advise you to purchase 1% or more from your sister in law and be the dominant partner.It will make things go 1000 times faster and easier not having to run to your sister in law to get her to sign every little document over the next few months and the years to come.Also if she decides to cash out of the partnership she can sell her minority position to you or another investor.The lawyer will help you find a good affordable CPA and new property managers (if necessary).

If I do decide to form a business how do I stay somewhat anonymous? 

There are other reasons though that it may make sense to form a new LLC for the property management.

I'm trying to put together a pro forma analysis template now for BB properties and and having a hard time find this info. 

Your only value add potential is the hope that rent rates continue to climb in your area.With an older property you will have more maintenance, but you can buy at a higher cap rate and the pro-forma cap rate is even better.