That's why the private money lenders are able to beat the wholesalers so easily and close a myriad of deals wholesale lenders will turn away immediately since they can't sell them on the secondary market easily. 

I know I can review the leases and that should give me gross rents but everything else seems easily manipulatable. 

I did look at some of the material participation criteria and we should easily surpass the requirements since we pretty much spent time improving the home ourselves, managed all guest communication, etc.Thoughts?

You can easily do this on a spreadsheet and it will take less time to track than it would to find and learn a new software.

If they are professional, they can explain this quickly and easily.

Really simple things that should have been easily taken care of by customer service but I could not get them to understand the problem I was encountering and it would take days to get a response.

What I like about the BP calculator is that you can easily adjust the number to see where the variables need to be to break even. 

However, an initial glance suggests that a Pennsylvania CPA may have processes in place to address quirky Pennsylvania calculations and the federal tax prep experience to more easily research unfamiliar Georgia issues.

If you use something like Quickbooks it can track loan as it gets paid off so you can easily see how much is owed at any time.

My best advice is to work with someone who also invests and can easily plug you in with their network of GCs, PMs, and lenders.