@Gene Hacker excellent point and excellent strategy! 

Usually, the trait take their job very seriously.Thank you for the excellent advise on getting the unit to inspect first by her prior to renting it out.What struct me during my conversation with her is that she mentioned she only gets into the unit to do the inspection if the tenant in that unit calls her.

Property Management Software/Accounting (Not excel)7.

I tried Podio but was not able to create reports and search excel files for address like what I can do in.

I'm sure your background in home improvement and the time you have available should prove to be an excellent asset as you also find as been active in this forumn.

Worth noting I have excellent credit and rental history.

@Ian WrightMost investors will run it through an excel calculator - especially a non performer to calculate the acquisition cost, holding costs and potential amount recovered at exit to determine their return.

Either way excel and hand writing stuff is utterly painful to even think about.

With $30k available for a down payment (and a bit of buffer for other expenses) and excellent credit, I'm looking to finance conventionally with ~5-10% down.  

Excellent thoughts!