It still took me a while but knowing how the system is set up to me has made all the difference.  

The code requirements are the same for anything from 3 or 4 units and up, so it is very cost prohibitive to build a 4-plex when you factor in things like sprinkler systems, exit signage, parking requirements, etc. 

@Jennifer Nowak, I recommend QuickBooks Online (at least Plus) because: 1) QBO can be set up/manipulated to track flips and rentals separately as well as each property and entity individually all under one subscription (Location = Entity; Class = Property; etc).2) QBO has a better bank feed system than other software due to their secure relationship with a ton of banks.

Definitely understand wanting to get all the real estate talk out of your system before you scare your friends off.

Looking to see if someone has an organized system I can copy.

New heating system and other maintenance.

We put it back together with zoned HVAC, new systems and a modern kitchen.If done again, the acquisition must be very low, plans for the contractors' bids to grow, room in the budget for cost over-runs and a disposition price that includes a profit.

Either someone is paying the taxes on these properties or after a couple of years they are likely to be up on the tax sale list (unless this has happened already and they've been purchased but the new owners cannot do anything to them for a least a year after the sale).Got a GIS (Geographic Information System) online in your area. 

Good afternoon real estate investor friends.I’ve been using this water submetering system in small multifamily properties to much success and wanted to share.When you can submeter water and pass the costs along to tenants, you increase the net operating income of your asset, which in turn makes your property more valuable.One of the biggest benefits to such a system is gaining greater control over your property.

Once you develop a system you can then start looking out of state but in my opinion, start local.