Remember you are building relationships with the owners.Follow up is crucial and where 90% of investors and sales people fall short.

No fussy features like marble countertops that stain easily or other house systems that require upkeep like water softener systems and similar. 

There are some softwares out there that are inexpensive and are specifically designed for small portfolios.When you add in the online rent collection and tracking of expenses and some other features they are almost always worth the cost in my opinion.

When I say free, the bread and better is free but there are side features that cost extra. 

There can be a lot to sift through on all these products I'm bombarded with daily and they have their special features.  

:)Yes, spot on, fresh water access was a critical feature for the FoxConn plant, for local and not-so local communities - and it will become increasingly relevant in the future! 

I can rent the same house to a market rate tenant in 3 days or less, so there's no reason for me to absorb the extra vacancy cost.My recommendation to you is use the Search feature on this forum and talk to local land lords who have participated in the program(s) you want to get involved in. 

talk  with a different lender .....if you  understand 100% of what the present lender has told you - seeking out a loan officer that is familair with  rental income / rental property  is crucial .......also get  formally pre approved  before  making an  offer ( unless you plan to use  hard money or  cash ) 

I like the search features: https://www.biggerpockets.com/search

If you're buying a property to hold long term, the cash flow is the most important feature.