Get into the podcasts that apply to your needs, the learn section has a library of excellent information.

I have excellent tenants who take good care of the property and are all long term.

You can check out his excellent comment on my article about flood insurance here: http://orlandohousesellers.com/flood-insurance-changes-how-it-could-affect-you/If you give him a call tell him Greg sent ya!

So I put my license to use and have a goal of selling a couple of properties/year providing excellent service and taking on clients I know I can handle.

Database of Seller info -- Excel or Google Spreadsheets can have forms for inputing the information you're describing.

Rather, they should be taking it and either purchasing more properties (preferably newer homes in excellent areas so that your portfolio is not too aged when you reach retirement, which lessens capex, and so that you will have a stable tenant base), and then at a certain point, you begin aggressively paying them down so that you enter retirement with the income you need, free of major property management worries (because you have less properties).

I inherited my mother's home last summer, and have had an excellent tenant in that property since June (currently managed by a local property management co).

The Podcasts are excellent, check them out.

If you can justify the fee with an excellent deal by crunching numbers, the investor will most likely not have any issues with it.

The library of podcasts are excellent as well as the other published material in the learn section.