You can automate your invoices, collect payments online, sign leases and store them too, screen your tenants, track maintenance, the list of benefits is truly quite long.

If W-2, many states don't require a license if they only manage the properties of their employer.3) Where are they storing rental applications, leases, etc?

Tons of others like that off your respective mobile App Store that sell a similar service of a second phone line in/out.

None of the bigbox stores seem to have the size frame I need.

Can big box stores such as LOWES help with that or do I need to get in touch with a plumber?

@JD @JD Martin The products at the big box stores probably are a waist.

The location is not "great", it's an older part of town, but it's desirable to middle income families for proximity to schools, grocery stores, and the highway.

You need to see a true hardship in writing not just in words what they are saying to you.Some grocery stores are doing great and still asking for rent relief.

I think alot of retail stores were already struggling with the rise of internet stores.

Try some of the investor FB groups to help get motivated and learn from others.On books:Rich Dad, Poor DadThe House Hacking StrategyBuy, Rehab, Rent, Refinance, RepeatCheck out the Bigger Pockets book store.