I'm looking to get a HELOC on a non-owner occupied 4 unit investment property in Rhode Island.

Quickbooks is a very user friendly software for the non accountant, just find an accountant to set it up for you. 

You’ll probably have to search using more non-traditional off-market approaches.And I’d look at Dallas and Salt Lake City first. 

Ask them for a proof of funds in a checking account and 5k non refundable deposit when you sign the contract 5 day due diligence.. if they wont do that then I am your buyer..

Anyone have some asy forms to just give handymen that say they 1. need their own insurance and pay their own taxes (so I don't have to fill out 1099 or whatever)2. are not your employee but are indy contractors3. cannot sue you for xyz if they get hurt etcSomething that would at least establish them as non-employees from get-go????

Would it be better to go with non-friends as you select your power team?  

@Tua Toiaivao It is uncommon for an agent to receive an offer from a non-agent.

With verbal leases, a tenant could claim they are on a rent-to-own arrangement, or that their "handshake" included a "no overnight guests from racial group x" fair housing violation.

Is there a market for vacation rental homes without a pool and non waterfront?

If you don't plan to live there, you'd need to put 25% down on investment/non-owner occupied.