Use it to keep your personal income and expenses separate from your business income and expenses.

We made 10k off the deal before expenses. 

As an agent I have noticed there are some full service CRM and website options such as Boomtown and RealGeeks but they seem SUPER expensive.

What are you TOTAL monthly expenses including gas, food, gifts, movies, mortgage, dinners out etc?

Houses are expensive.

According to numbers I've received from the listing agent, the annual heating/oil expense is just shy of $11,000 a year.

You'll typically have a lot of tenant challenges not to mention that you're maintenance and CAP Ex expenses will be a much higher percent of your gross income due to the fact that it costs as much to fix a leaky faucet or replace a furnace on a property renting for $900 as it does on one renting for $600.

Just saying ,the expenses for out of state properties is hard to manage when you have no physical, eyes on, level of work, or professionalism done,, until a problem really surfaces and then you've paid thru the nose, jump hoops to figure things out after the fact. 

My depreciation expense would be about $116k/yr, that's assuming just taking building value over 27.5 yrs.

Assuming all rents are substantial they should be able to cover my debt service and any other expenses needed (repairs, water, vacancy, cap Ex, etc.)