I would think you would need a pretty large bankroll to start with this as presumably you would take over any mortgage payments and maintenance and have no income coming in from it. 

I've filled out the 1040 Schedule D Tax worksheet 3 times and each time have come back with it being taxed at the marginal rate of 32%, with no particular special treatment, based on the flow of that worksheet I don't see how it could be any other way.I have read many, many, many, many, many threads on this forum mentioning the recapture being taxed up to 25%.

Current systems and tools:- Assistant to manage payments, invoices, ensure rents come in and chat with tenants for issues- Melio for vendor payments- Baselane for banking - separate accounts for each rental and deposit- Google sheets for Income and Expense reporting- Azibo for rent collection automation with late fee automations- Drive for my leases, SOPs, and documentations of tenants move in/move outGoals of improved system:  ensure I have a read out of how each property is preforming month over month, check on big expense items, ensure vendors get paid, mortgages get paid and rent is coming in, generate APY on float and savings for any big CapEx that comes up, and make my life easier come tax season.Is there a single software people use or what do you do for your business systems to optimize all of this?

No worries and you’re welcome!

I have been talking to investors and discussing my interest in raising capital and I get the same response "Capital is tight", "no one's lending right now", and "Why would someone lend to a new investor?". 

Posted this in the rookie fb page but got no traction. 

Given units could be 500-2,000 sq/ft, there is no good way to estimate the cost per unit. 

However you've collected your fee since its easy to direct buyers how to buy the homes in markets where there's no barriers and hundreds are available at any given time, and the buyer feels like they accomplished something despite sitting on real estate that will never generate real gains. 

I have searched online and found no company or market for this type of transaction.

No one has done a survey or has hands-on experience with all of the HOAs in Wayne County, PA for a meaningful comparison.