It will help if you have a track record and/or proof of funds so they know you're serious. 

Some areas are worse than others, I used to work in an area where they'd track you down and fine you.

I explain in my message that I have current projects and that I am looking for somebody to build a long term relationship with as a contractor for my future acquisitions.Without fail, NONE of the ones that I leave messages for return the call......for over two weeks.From the beginning of my search, I started a spreadsheet and a log to track who I called, when I called and what the result was.Giving them the benefit of the doubt, I called the first batch again (the 70% non responders that did not return my first call) over two weeks later with a new project that I need bids on.

If you just incorporated, then your LLC has no track record, K-1s (LLC tax doc), etc to provide for a bank so you and your brother-in-law are going to have to personally guarantee the loan.

We were wondering if we just needed an invoice, and payment tracking.

I have also used 123Landlord.com and it does not satisfy anything more than keeping track of rent income and expenses.

My favorite is tracking down owners of vacant homes.

Easier for reporting and keeping track of your finance IMO.  

Census Bureau.The vacancy rate on single-family rentals fell to 7.3% in the second quarter, down from 10% in the fourth quarter of 2008, according to the bureau.Here's what you need to know about making money in the rental market.The Traditional RouteMany investors become landlords on their own.Millions of the single-family homes occupied by renters are owned by investors who have just one such rental property, estimates Jade Rahmani, who tracks the single-family rental market as an analyst at Keefe, Bruyette & Woods, an investment bank based in New York.There are many benefits to going the traditional route.

Does it sound like we're on a reasonable track here?