Anyway, you identify properties that meet your requirements, then track the owner down and simply ask them if they would consider selling.

Keep track of all that info in an XLS. 

I was wondering what programs anyone has used to track income/expenses?

There was plenty of meat on the bone so we made it happen. so far it has proven to be a great performing asset and we have plenty of equity in this red hot market!

If the former, finding a partner isn’t all that hard, if the latter you would usually need averifiable track record of success, or a rich uncle who makes the decision to invest based on non business criteria.

It has lost some smaller branches which have fallen near the garage.Since I'm afraid it (or one of its huge branches) will fall onto the garage I sent a registered letter to the property owner (and printed a copy of the USPS tracking from the USPS website showing my letter was received) stating I think they should have a professional take a look at the tree because I'm concerned of its health. 

I do not get any money from TurboTenant, nor am I an owner or investor in the company.They have a referral program where they will send me a $25 home depot gift card for a referral - you don't have to use the referral codeStessaStessa is a website that I use to track all my expenses.It is another free site and you can pull reportsYou even can upload receipts.Roofstock recently purchased StessaCompletely freeZillow Rental ManagerI use this to collect rent.Free for the landlordTenant only pays a fee if they use a credit card to pay rent.

You say all that about cold calling and texts, but you should know the following proven factual facts, not opinion.People read texts more than open and read physical mail.

I've tried using sites like Deal machine, but still haven't found anything, does anyone know of other ways to track down an absent owner?

Another benefit to tracking water usage is being alerted to potential leaks or pesky things we all experience such as a continually running toilet.Many landlords attempt to submeter water by installing water meters and having tenants, property managers or themselves physically read the water meters on site.