My issue-situation-question is this: Because we have made REI our goal, with a plan for a lifestyle change, business objectives , and everything, we are online every day looking for and analyzing deals [as you can see I upgraded my BP account to have full access to the calculators!!!

@Martin Robertson Hi Marty,QuickBooks Online Plus - you will need one subscription for each EINQuickBooks Desktop - depending on your need Premier, Accountant or Enterprise versionsGita

There are great services out there that assist in marketing your property, creating online applications and screening your tenants for you. 

@Steve KenoyerLicensing education is state specific.California, specifically, does not have reciprocity with other states.You'll have to go through the education and testing requirements for both California and Oregon, most likely online.

If you can't find them at the auction or if it is online, you can take the list of your target properties...maybe 10-20 and find out who buys them and go hunt them down after the auction or when they get the property. 

I felt like just getting years 6 thru 10 in play, extending the balloon was good and settled at prime plus 1%. 

Per parcel info in tax records online, it's showing as 5 units.

(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.

IMHO its not too difficult to source a realtor and put it under PM on your own.Otherwise you can source in san bernadino and riverside counties and bet on the appreciation play locallyPrices in OOS markets are the same as they were in 2006 so be careful...

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