After you read your state's laws, engage an attorney licensed in the state in which you are doing business and have them review your transactional paperwork.

(I am now getting Quickbooks online setup, so we should be good to go in the future.)But I also had a dream that once I had a partnership I wouldn't have to break-down all the income and expenses by property for the tax return each year.

Also, if you have any marketing support needed such as marketing strategy development or your marketing asset review and so on, I will definitely help you for free.

This is incredibly frustrating and I cannot find anything worthwhile online. 

They have a lot of good buyer reviews.  

Hello BP, Is there a reliable source (online or otherwise) to get an idea for the demand of a vacation rental in a particular area?

Please check with your state's laws if this is the case.You may want to have an attorney do the following thingsReview the Purchase/sale agreementCreate/review the lease agreementCreate/review the partnership agreement(if you decide to partner up)evict a tenant2.

I work split shifts and online is the best option for me.

Any particular online website or hardware store you prefer?

We sell a course called the   " Ins And Outs of Leases" if you are interested.No matter where you get your lease join your local REIA to find out what others in your area are doing.PLEASE consult an attorney who works in contract law / Leases and have them review your choice.