Spend a little money save a lot of time.

Not wanting to spend all of my saved money for the downpayment and costs to update I brought my brother in on the deal.  

I know that at some point in the future, it will not be worth me spending 20 minutes per week doing my own bookkeeping.

I also feel that I may spend an unnecessary amount of time dealing with homeowners who don't want to sell.Which do you feel will work better and why? 

i have this software. i got it from a real estate guru. i spend a $1,000 to take a 3 day course to learn about real estate investing. at that class they had an up sell for $25,000. included in the $25,000 was this software and many other added bonuses including a mentor. i only paid $1,000 to lock in my spot and get the software. i have been fiddling around with it but i think i would need someone more versed in real estate to show me how this software can be a better asset to me.

Not a lot of realtors want to work with us because we don't have a lot to spend. 

Definitely spend time on this wonderful website getting to know the layout and listening to the podcasts - it's a great resource!

Any advice is greatly appreciated.David,Here's what I do for my multi-family buyers:Yes it is hard to estimate for maintenance because of a lot of variablesBut I know its expense is less for more units, for things like 16+ unit buildings, onsite maintenance room for storage materials, onsite employees use less hours to do work ordersSome entities even volunteer their residents to pick up grounds, hence minimizing your maintenance costsIf hdsupply.com accepts your account they specialize in multi-family buildings and you don't have to use man power for delivery or pickups And yes, you can do analysis paralysis but it might help you the bank's formula DCRThe 1031 buyers look at expenses differently Yes there's a number per door, e.g. if the units have been neglected you will spend at least one month's rent in turn ready unit expense    An organized well lubricated team should turn ready units in 2-3 daysPay close attention to the human factor, i.e. low self-esteem employees who will take longer to turn ready units or do work orders with poorly workmanship, theft, etc In capital expenses, concentrate in a few and more expensive to start with, AC, plumbing, electrical

Most county assessors are now available on line and most are free (at least in KC), but you will spend  a tremendous amount of time trying to manipulate the data into usable information that will help you find good deals.  

I honestly wouldn't want to spend more than $2,000/yr. in flood insurance...so perhaps Galveston is not for me in the first place.