With 2 large universities and 2 fast growing, accredited colleges in a 10 mile radius this is pure rental market, and let me tell ya its fantastic. 

The list has gotten so large though and I'm so busy with day-to-day deals that I need to put a system in place -- beyond periodic phone calls - to stay in front of these people and be there when then time comes.Have any of you put a process in place that you've found to be successful?

It's a bungalow on a large crawl space.

Lastly, I am looking for some good analysis software or prewritten Excel calculator.

I do agree that for all parties a fixed price estimate is best (you need to know how to estimate properly).To be successful as a GC, things like getting a large deposit, making sure you are always staying ahead on billing and are spending clients money and not your own, marking up all costs at least 20% to cover OH&P, billing appropriately for change orders, not to mention staying up to date on latest building methods and continuing education, are the minimum requirements to last in this business.Of course you have to keep construction costs as low as possible when you are rehabbing a real estate project.  

We have two excellent property managers without whom our long distance investing would not be possible. 

From my understanding, there is only one GC for a fairly large area.

Even those things may discourage you, it’s about staying the course and excelling! 

We use the property appraiser website in our area.

I currently make a large portion of my under the table and is not verifiable income.