Just clarify I am not looking for a property management service company(I think I can handle the paperwork, screening and all that) just repair service (ideally maybe tailored towards rental property).

And tailor it to your target demographic.

I hear Quickbooks has a steep learning curve and is more generic so it's not tailored for landlords.

Its tailored towards landlords and picks up on evictions that are currently happening where as most credit pulls don't pick them up until months later...  

For me the work around has been excel/ google sheets, because I develop all of my spreadsheets from scratch I have a complete understanding of the underlying calculations and I know they are tailored to my purposes.

I'd recommend your lease being tailored for your state laws for sure.

If $50 a month for an easy to use service that's tailored to your industry is too much, this may not be the right time to get into this business.  

I want my niche to be tailored towards properties near academic universities and teaching hospitals on a national level.

I think it's important to ID a good investment calculator, and tailor if needed to assumptions that you are comfortable with. 

I don't want to send a general message, I really want it tailored to the fact that they are delinquent and within a few months they could possible be bought out by the tax certificate holder and be left with ZERO.Im not sure who it was but a guy on the BP podcast spoke about mailing to these people and had good success.I just got a house under contract yesterday for the amount of the delinquent taxes and 2k and the home owner had no clue that he owed anything.