The entry-level Quickbooks Online software itself is expensive $250/yr... that's not even adding up potential books/courses, CPA fees or personal tax filing software like Turbo Tax.

I personally invest here for both the cash flow and appreciation.

I have purchased 3 STRs personally in the last 18 months and have closed on at least 25 for clients in the past 12 months.  

$120k is A LOT of money- you're just jaded because you life in SFO!

But I began this reply with IF, because if they are all cash-flow positive, I would personally not seek to pay any of them off early (depending on your age), and instead save that money to put towards obtaining additional properties.

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I'm also looking at properties in Alabama and Indiana, but haven't pulled the trigger yet due to personal complications. 

Both of whom I've used personally.

Certain things need to be redone for selling vs renting vs personal.

I am by no means a lawyer or CPA so take my advice with a grain of salt....but we personally do flips in one LLC, and rentals in another LLC.