I was able to effectively use my CRM that kept prospects and investors updated.When I first started, I transitioned from Outlook/Excel to Constant Contact to Aweber to Infusionsoft. 

My other question is will the banks treat your rental income as a steady stream or will they discount it.

You might be willing to sign a 3 year contract for a better rate, but perhaps you are thinking of switching to a streaming service or moving so opt for the higher rate now so you can move without penalty but it's not inherently "WRONG" to pick the long contract.

If either industry fails (or the student debt bubble pops) you'll still have a steady stream of tenants!

Despite not being able to offset passive losses against active income, you seem to be only focused on 1 income stream-tax benefits.

Only discovered that because a month into rehab there was a stream of water running into the basement thru the stone foundation.

Houston County (Warner Robins) is thriving running a surplus every year, has a growing population and high end jobs, amazing schools throughout the county, and is constantly developing infrastructure to keep up with the growth.

From there your only aim is to treat every opportunity like a college masters degree, work hard, study constantly, write notes, solve problems at work, ask questions...

You can also take advantage of other income streams like renting onsite storage, coin-op laundry, etc.

Once you have that down, expand to the next stream of income.