Since many here swear by SFD landlording, I invite a critique of my analysis.My numbers are based upon 2 assumptions I have picked up on here and elsewhere: (i) typical monthly rent should be from 1% to 2% of purchase price, and (ii) assume that repairs and insurance is about 50% of rent receipts. 

All noticed are sent certified with return receipt.

Do you reimburse them with receipts once they purchase things for you?  

If the appraised value is less than $__________ which is the amount quoted by The Seller as to what the house is Worth in its As Is Condition in Today’s Market, the Buyer may, within three (3) calendar days of Buyer's receipt of the appraisal, at Buyer's sole option, declare this agreement null and void.

Cash, certified or cashier's check) not including Buyer’s closing costs and subject to adjustments and prorations Approximate Exact: $_______________.00.If checked All Cash Purchase.If checked Subject to Existing Mortgages/Loans: See Addendum #_____If checked Seller Financing and Terms: See Addendum #_____III.CONSIDERATION RECEIPT AND SUFFICIENCY: Seller hereby acknowledges and accepts the amount of consideration as the total consideration for the sale of the property to Buyer.

(a) There are exempted from the taxes imposed by this part the gross receipts from the sale of, and the storage, use, or other consumption in this state of, mailing lists, if the contract regarding that mailing list restricts the purchaser to a single use of the mailing list.

The determination of the amount of the rent must not depend, in whole or in part, on the income or profits derived by any person from the Property leased (other than the amount based on a fixed percentage or percentages of receipts or revenue).14.

@Bill Gulley  like I say its a regional thing.. not going to find any 20k listing by and large on the west coast... 200k maybe :)when I started as an agent in 1975 in CA.. we used one page contracts that were deposit receipts ( Earnest Money) and escrow instructions all on one page document and there were no disclosures laws.Today when I buy in CA.. there are 10 different disclosure docs and 15 page contracts :)One of the things most people are forgetting here with buying through a wholesaler  is I have yet to see a wholesaler provide a state mandated Disclosure form to a buyer..

I am looking for the best software to manage and organize them by each property to include expenses and income as well as a way to keep track of spending and receipts.  

You could bill the tenant for removing the hair, you'd have to send them a receipt after work is completed or add it on to the rent.