Would be nice if there were a web app like http://www.sit4sit.com/ or something to track hours. 

Listsource is going to be your best bet for finding a good list to target for direct mail.

I need to ask a question and I bet there are people that can jump on in and tell me this information.  

I've seen this happen more than I care to admit, but your best bet is to get a local investor show you how your scenario is almost certainly a losing proposition based on your assumptions.

I think your best bet would be to go into your local bank with that information and get prequalified.

Bet you're almost there!

@J ScottI trust @trevor Mauch at onCarrot.com"Done for you web presence"No pay per lead

A QI would be your best bet on how to handle title in a 1031 exchange.

for the near future - ideally i'd be interested in even the next step: of having my own website where applicants apply directly online so if u know of a comprehensive property management web designer than can install streamline application initiation, credit checking, document scanning in, reference checking checklist, etc do chime in or refer someone good that aint gonna cost over a grand or so!

ok great will check it out; will buildium build me a web front  (for my own .com) too?