If you search WB-11 Wisconsin I bet you'll find a PDF of it and can download there.

Once you have that all hashed out, I would find a templated operating agreement online that you can buy or download free and then tweak it accordingly based on everything you discussed. 

You can download a free template onlineOther free websites I haven't used.Avail.coThis is another free website that I learned about this week listening to a podcast (may have been a BP podcast).

Lucky for me, I downloaded a copy of it all in order to generate graphs.

The first thing I’d do, is to get familiar with the sub markets buy looking at sold properties, class A-B-C areas, rents etc.. this could be as simple as downloading Zillow or redfin app.

They have monthly meetings and subgroup meetings and you can download a free first pass from their website to check them out. 

Quickbooks is a very common software but when setting it up I recommend choosing the Real estate option do the accounts can line up with your industry. also to be the most out of any software I recommend downloading a mobile version.

This is a California Lease I created MS Word and have been using for many years.You can download at this link:http://www.bestlineplumbing.co...California Lease Agreement on MS WordJust last night, I was thinking about changing the section where is states that the Lease automatically turns into a month-to-month rental agreement when the Lease expires because when that clause does not change to month-to-month, automatically, it is my understanding that neither party has to send a 30-Day Notice To Vacate and the tenant has to be out of the unit.

Pretty much what is in the downloadable form off the site, and what it talked about on podcasts as well as in books from this site.  10% on capex doesn't always cover the expense though, especially with a new property (4 years) as there hasn't been enough time to bank up. 

You can download letters like that from websites such as dohardmoney.com but I do not reccommend it.