Have you found a cost effective software that can help you automate and run the business?

It seems like this would allow you to do owner occupied (if you intended to live in the property) and also eliminate the down payment requirements a lender would require because you already "own it", then have the previous owner record/hold a second for the remainder. 

That means; you never give one penny of your money to some garbage bag who tells you he (never happened with a she) will make you a profit WITH YOUR MONEY.Now, that was some great advice in regards to how to invest in real estate.The first think every child should learn when they start school is how to eliminate risks.

Just looking for the most cost effective.

So in effect, not only are we not building as many houses as we use to but we are building them bigger and there are less people per house.

I am all about tax strategy, but I don't follow how this effects the average RE investor?

Each state is different, in Indiana you must file an application by December 31st to be effective for current year. 

In an effort to learn from the 2008 recession banks have put into effect ways to work with people before foreclosing such as loan modification.

Whether or not it effects the sale will depend on you communicating this fact to agents and buyers.

The only thing that matters is trajectory of capital (netting in tax effects).