If youre in California, your local recorders office will have the exemption forms that allow these changes without triggering a taxable event.

If I am going to be dealing with the same agent or many more agents over the course of the year, what would be the best way to organize a database to store this information.

Generally, the withholding rates in GA are 4% unless you are an exempt organization.

I should mention at this point that I had screened the tenants and they had excellent credit scores and rental history with no criminal record.

Water is collected by the city government and is billed directly to the owner of record.

@Bei He Rents are at record numbers in Sac!

They did a good job of dealing with the dud tenant  I wish their record keeping and reporting on maintenance issues were a little more in depth, but then this is the first PM I have dealt with so I may have unrealistic expectations.

Most likely it would be obvious - two electric meters,  two mailboxes,  etc,  and might already reflect that use on county records.   

My wife likes managing things and is super organized so we are looking to be a little more active in real estate. 

You use his money to pay at the auction, shortly after you execute, he records, a mortgage/deed of trust.