@Menalik Archer if you can't verify the track record of a turnkey operator that's a red flag in itself.

Am I on the right track?

Having a broker or agent with a track record of success can go a long way in getting your offer accepted.

To network and find people with money who will trust you with there's, you will need a track record. 

I am not saying that right off the bat you are able to get 100% financing, but a track record speaks for itself. 

Does anyone have any recommendations for the most efficient way to keep track of expenses and figuring out my exact ROI?  

These numbers will draw attention to not only What Changed, but areas that deserve your attention as an asset manager (not just a landlord).I've run almost a full decade with a 32% expense ratio (yes, self-managed) and only in the four years did extraordinary circumstances arise that really had an impact; fire and adverse eviction with large damages.Hopefully you ARE tracking GSI and NOI changes, so don't neglect Expense Ratio (yeah it's obvious that expenses are withing NOI, but the ratio will tell you why your GSI increase didn't achieve your expectations in the NOI)

With so many emails and calls this is an easy way to keep track.

It will include things like your strategy, track record, resume, personal balance sheet, schedule of real estate owned and then separately (or included) would be deal specific information (could be the offering memorandum, your own analysis or both).I'd recommend asking and calling around to find banks who show some interest in you and your strategy.  

This was an invaluable experience and a key ingredient to fast tracking our success.