I've heard of others using the show-yourself automated lockbox to save time for no-shows, but I'm a bit skeptical of that system. 

I’m looking for some recommendations for a software to send direct mail campaign or mass texting to find leads that is cost effective?

If you want a software to collect dues and assessments, provide reports to the board, communicate with members easily individually or en mass, I recommend Smart Property Systems.

Automated price recommendations are a joke today as there is insufficient data.

There's a learning curve with the software, but I've been using it for 3 years and am happy with it overall.  

Running a note business, I'm curious what bookkeeping software you use to track expenses and income.  

I'm looking into automated skip tracing systems but for now, I use the auditor website.

As you can imagine, they may be inundated with texts, especially if it's their personal cell and not an automated one.

I've got 4 single-family homes I want to put into a property tracker to get insight on the performance, cash flow, expenses, etc. I'm not self-managing and am using this to give me a financial overview of each propert...

However i would say bay area real estate is better poised then LA just because of the fact that I believe technology( software)  would drive future innovation in any field from medicine to cars and silicon valley continues to be the leader in software . last 10 years has proven that as well .